To save my reputation, I ended up taking a HML on one of my properties. 

@Greg Becker - turnkey providers is also a good option to get your feet wet.Thats how I started by buying my 1st rental in KCMO and then built a team there to acquire a few more properties afterwardIf you go that route make sure to use a good/reputable vendor as there are many turnkey providers but very few selected ones are actually goodgood luck

Can I find a contract on line like legal zoom, or should I go to a lawyer?

I think that approach will be more effective than trying to come up with one on your own.The scripts you can find from professionals online are scripts that have been tested and tweaked after hundreds & thousands of calls.Use search engines and reach out to active wholesalers to find the right one for you!

However, Winsted does not share the school system of region 7 and it does have some negative reputations floating around.

All those in #Jacksonville, interested in their professionalism, come to the next free meeting Thursday Sept 27.They have a nice book available online at Amazon, discussing the hardships, Joe had a $500,000 portfolio wiped out from the Great Recession and there is detail in the book about the family and how they invest.

David,I use "searching online, then driving " for dollars. 

Worthwhile and inspiring.I’m also on CCIM list of online classes as they are available.

I wasted a lot of money on different online lead generation tools, etc.

Also Papersource University Online has a free training class, and Donna Bauer has a low priced, very comprehensive training program also.