I suggest to look for local meetups in your area, these can be a great way to meet other investors, share experiences, and learn from each other.

I think that I made pretty much every mistake that and investor could make – overpaid, bad location (Balt is a city of neighborhoods and you go one block and everything changes), believed the realtor and etc.

Google RE centric lawyers, call the largest property management companies in the areas for lawyer rec's, or local investors or investment centric agents in the area to find a good one.

Depending on location you may also need regular pest control and pool services. 

Up until the trustee sale (foreclosure auction), the home is still owned and fully controlled by the home owner.I’m assuming you’re going to be looking at off-market properties (since loan status isn’t something they advertise on the MLS so you likely wouldn’t even know if it was in default if it’s a listed property).So, in that case, you’d just negotiate a purchase agreement with the home owner and then take the contract to your local escrow/title company to open escrow. 

You can start real estate investing, reading resources, familiarizing yourself with the Albany, GA market, setting short-term and long-term goals, preparing financially, building a team, conducting property searches, conducting due diligence, making an offer, managing property, and joining local groups.

Here is the specific language from Assembly Bill No. 68:a local agency, special district, or water corporation shall not require the applicant to install a new or separate utility connection directly between the accessory dwelling unit and the utility or impose a related connection fee or capacity charge, unless the accessory dwelling unit was constructed with a new single-family home.If the Planning Department is telling you that you need separate utilities and you're adding an ADU to a lot with an existing SFR, refer them to the above language from AB 68.

Local planning department.

It's a great way to become more knowledgeable on your local investors and create your team while you're getting started.

Because wholesale deals are not something advocated by your local Realtor assn.