I was hoping a local bank could help but they aren't very good at returning calls apparently to get free money from me haha. 

With OFF-MARKET, there's no rules on disclosures really and you take on a big risk. 

The investment plan can be tailored to your risk profile. 

@Rachael BecknellIf the property is free and clear.

Start with BiggerPockets Ultimate Beginners Guide (free).

Feel free to message me to discuss further. 

The $2,000 renovation budget presented a low-risk opportunity.

I'm under contract on a homepath property and need to add llc due to being a domestic violence, they are telling me I cannot because it's not considered a real person,I have to cancel the contract and resubmit an offer as an investor, risking losing my dream home.

I would spend 6 months+ learning about different investing opportunities, asset classes and risk profiles.

Since I lack a legal background, I don't want to risk handling it myself, especially for our first rental.