I have heard this be referred to as "bond for deed" here in Louisiana, but I'm not finding any information on how to set these up or who pays taxes & insurance, etc.

While many agree the accredited status is high, there are reasons for it (namely to protect everyone involved, especially the investor) and the SEC has also allowed non-accredited/sophisticated folks to invest in these types of deals through a different structure - the 506(b).It is 100% okay for you to reach out to Sponsors or other people putting together the deals you're referring to.

We tell our prospective tenant/buyers (and we always refer to them as buyers) that their "down payment" goes 100% towards their purchase of the property.  

Do I just go to the County website and see what properties they have and what they have listed?

To determine our numbers to analyze, we've used certain websites and my families input as well but they can only help so much.

You can't find a phone number on google for any of them, let alone a website.

I called the sheriff, they referred me to the magistrate. 

@Israel R. shoot me a pm I can refer you to broker that convers these areas, he helped some with this situation.Just do us all a favour and don’t over pay for the properties.Often with 1031 exc buyers rush in and end up over paying...Also been from California worries me ;-) 

Check references Use rent perfect to screen them if they will be working on tenant occupied units.

I would go to Foremost's website and search for an agent by zip code.