Should I go after college students that specialize in each trade?

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookYou might consider Niche or Specialized Housing like student housing.

They do the title report, prepare the deed and note/deed of trust, etc.

There are a few of us that will know more than your RE attorney, notes and finance is a specialized area and not many attorneys drill down very far, if they need to, they often ask those of us who do have compliance and loan experience.

If the initial lender allows one to be in title and not on the note, generally they still sign the deed of trust, but not everywhere so with the lender's consent your fine.A quit claim can be done for their interest, since a loan would be outstanding at the time C applies and funds the refi, a Special Warranty Deed should be used excepting out the existing loan they are on the hook for.

I think I found a good GC etc so now I'm looking for my professional advisors.Can anyone recommend any attorneys & CPAs who specialize in RE investments?

I spent several years in San Francisco selling real estate, where I specialized in Lofts, Condos, and New Construction.

Also, there are property management companies that specialize in managing HOA's.

I would guess you would be slightly low at a $1000/yr, especially when you need to flip the house between tenants or preparing for sale as you'll probably need to replace carpets/flooring, paint, etc. among other things.

Because a lien is not a mortgage, no loan was advanced, and a deed of trust is a secutrity agreement, other special trust deeds can be used for liens to perfect the secured interest arising from the lien. :)