I'm hesitant to send a formal LOI  and put the property under contract in my personal name & without having the funds ready.

Move-in ready SFH start at $215,000 in my current market. 

The market is not in your favor right now anyway, and may be better when you are ready.

The lot rent has been really expensive lately, and I had a few crappy renters, so I was really ready for a break after 3 years and some extreme personal problems.

I would think the best way to handle it would be to tell the owner what happened and have a quote ready to tell him or her how much it would cost to fix.

Because dont get me wrong I actually love my "JOB" but thats just it i dont want a "job" any more and again i love what i do and have always done but im looking to whole heartedly do my own rehabs and wholesale deals and all ive been doing is gaining knowledge every day i study something read and listen to everything that can help me with my goal of gaining Financial freedom and so its now time to implement , Its now time to get ready to get out there and locate these deals and i know they are out there how ever i here some people say to get your llc first, and i here others say you dont need that till later, so really what do i do ?

I went to see it a few months ago, but thought I wasn't ready for such a "big" deal at the time. 

Found a seller in LA who is ready to sign a contract with me but need better mentoring.

I’ve own a MF property for just over 2 years now and I’m getting ready to start searching for another one.

It’ll take a few more months to have it ready for rent, but need some financing to get the remaining work done on it.