Because I'm new to the game, and I'd rather have a professional draft up a 30 page operating agreement that covers many things beginners don't know about legally.

No sly talk needed, just giving them multiple offers and allowing them to choose what's best.

The IRR is easily gamed especially by newer Sponsors who are desperate to raise capital. 

Yes you will have to put hundreds of hours of your own time into it instead of merely signing a check, but that's where the profit is.On my most recent flip the seller had multiple contractor bids done and was quoted a minimum of $150k for a rehab.

That's exactly where we are, so its just a waiting game.

To protect yourself, I would build trust and rapport with the buyer, make sure you sit down with him multiple times, ask him how he would like to structure it, and then find a way to include yourself in the deal.

What a refreshing first day on Bigger Pockets, I'm used to online video games where most online communities are toxic.

I am very new to the game and am looking to acquire my first property which has given me a good deal of learning.

I haven't done this before so wasn't sure on process, but just picked up from the multiple podcasts that investment properties need their own LLC.

Purchased multiple homes ( owner Occ only ) looking too jump into y first property , learn from mentors , info , books , videos etc. hoping too meet locals open too sharing info with motivated Neg.