But beyond that, your question is so broad, no one can give you advice, other than: go buy a property, or a share in a public REIT.  

God knows what they think those hand-scrawled letters saying how they're innocuous ma-and-pa investors and day-glo signs on the public right-of-way are supposed to convince people of.However, the lack of disclosure and taking advantage of some owners really kinda goes against the grain on the Realtor Code of Ethics doesn't it?

I think it shouldn’t be that easy to obtain, but I guess they’re worried it may be too burdensome for those who actually need it.

This isn't really that earth shattering, just kind of annoying.The title insurer will usually require the scope of work and any lien waivers to issue certain endorsements required by lenders for recently rehabbed/constructed properties.Permits are all public record anyway - and often double checked by the appraiser.So - while it is kind of annoying, a lot of this work is already required to complete the transaction anyway.Just my thoughts.

MAKE IT PUBLIC THAT YOU’RE LOOKINGJust because a seller is being discreet doesn’t mean you need to.

Quote from @Treasure Soe: Would anyone like to share their thoughts on the effectiveness of cold calling, Facebook ads, and virtual driving for dollars in obtaining off-market deals? 

I'm curious about the proper legal structure and business types one should use to minimize personal liability as well as remain fairly anonymous to the general public.

I won't air my dirty laundry in public but here are a few areas that I have issues with:1) We don't have a contract (shame on me) though we do have some agreed upon terms that were written.

Did you hire a public insurance adjuster?

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.