You will be self identifying as an inexperienced person, perhaps someone who has never done yourself what you are seeking an experienced investor to help with.

Specifically in South LA in these zip codes: 90018, 90008, 90043 AND 90062.Seeking depressed properties to flip. 

If you're considering getting more involved in real estate as a career, I'd definitely recommend seeking out a brokerage with educational and training opportunities.  

The value you seek is smallish, so I would look for an LTV they would like, seek terms you would like (no prepayment penalty, 20yr arm) and then 3-4 months post COE, slam your cash into the loan, it that's your choice.

Some combination of ARM, higher rate, and points upfront, will apply.All of this should have been brought to your attention back when you were seeking preapproval, this is commodity/common knowledge among lenders. 

There is so much conflicting information on this topic, it would be great to read more in depth about it.I know what I am asking is "legal advice" but I am not seeking legal advice at this point, just a general direction I should be heading or looking in as a way to protect different assets.Thanks again.

@Assi Siles That's alot of questions : )I'm always learning and there are way bigger fish in the sea than myself.That being said, if I had to start over, I would seek mentors to work with in the local area.  

I am seeking referrals for a property manager for my single family homes in Hampton Roads Va.

I am seeking advice from anyone who has worked on a deal with a hoarder who says they want to sell and need peace by getting out from under their home but when it is time to sign they come up with more excuses.

So My wife and I have been doing research and research and developing a smart goal for our REI adventure and here it isWe currently live in Southern California- We are seeking to invest in Pittsburgh PARationale for choosing out of region: California for us just seemed overwhelming and just well to damn expensive.Pittsburgh not only is more affordable with housing but My wife entire family lives out there, 2 trusted cousins are RE agents, and another cousin is a runs a contracting company.