There are bankers, Hard money lenders, attorneys (the one that specializes in evictions gets the most questions), Contractors, etc.

I realized that money is made when you have specialized knowledge and you implement that specialized knowledge creatively and diligently.Maybe the reason why you're struggling in doing a deal is because you don't know some of these techniques so you're entry and exit strategies are limited.Hope this helps and inspires you.If so, reply to this and if you have questions, let's have a discussion here.

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

, pool cleaner, lawn, maintenance, cable, internet, netflixHow much will you really have after $4200 minus $3000 PITI minus all your utilities and expenses and factoring in maint / capex / etc?

And also are there any special forms I need from CAR to purchase the property?

Some investors only specialize in MF others MHP and still others in Condo's.

Reach out to @Joe Mueller he is an investor and started Investors Title Services LLC and they specialize in investor closings at reduced fees, although I used them for all my closings and save money on every one of them. 

They had to do a few special assessments to get the books back in order.

I currently specialize in flipping and creating cash flow with seller financing of vacant land as well and value add mobile home park investing.

Do not give any special treatment.