Look into Vanguard funds if you go that route, it is very unlikely to get lower fees at ANY reputable company. 

Not always some will sell prehab but those deals usually come with bonus equity to mitigate the lack of revenue at close.there is two schools of thought on this and I have seen this be very successful as well .. but more caution is needed on the company you do this with they need to be very good and reputable of course.Other course of action is to simply buy off the MLS and do the work for yourself.. this is an extreme challenge from afar...

I highly recommend you partner with a experienced investor so you can learn how to do it properly from the beginning and don't leave yourself in a position that could cause you financial harm or damage your reputation. 

The chances of getting prosecuted are miniscule, but complaints could tarnish your reputation.

The problem I keep running into is finding a hard money lender that can offer less than a 20% down payment.If it's allowed and if such things exist, does anyone know of a reputable lender in northern Indiana?

Just FYI one of 11 states that took Dodd Frank and ran with it.there are many reputable brokers here in Oregon.Iron BridgeSilverado  ( my old company)Rain TreeVestusEast sideAnd some of the CA companies are getting set up here in Oregon and they are quite competitiveI can refer those if you want to contact me off line.. these folks fund for the well qualified and experienced GC flipper.. sounds like you have that covered

PM me if you need a reputable person that can answer any questions or direct her in a corrective path-if needed- we hate to see these things happen.  

I have 5 properties and I'm looking for a reputable insurance company with competitive rates.  

@Andrew Senesac You are already here my friend :) set up your keyword alerts for "wholesaling yulee florida" and explore those forums and connect with people !

In summer, people come for a week long stay, and are always gone exploring.