What if a tenant's child gets exposed to lead paint dust before you create the LLC?  

Here you'll find a vast array of knowledge from experts leading their local markets.

One of my leads from my advertising.

I’m talking to as many people as possible leading up to that so I come in ready to take advantage of the time.  

My take would be first determine if you want to be the guy that goes & finds deals and brings them to financing (active investing) or the one with the money that folks come to (passive investor).Think of the former as having to hustle,  generate leads, network, & so forth as you learn the business and find opportunities with which to invest - otherwise known as "pounding the pavement". 

Don't be afraid to hit the phones, most of my leads come through warm referrals.

This can head you refine your leads and narrow down which ones to pursue more aggressively. 

Cold Caller get the lead How did you finance this deal?

The other option is to find these experienced investors, find a great deal and let them take the lead while you learn from them, ultimately taking 10-20%.... thoughts ?

Staging is often the role of listing agent often minimum cost or free.