@Paul Caputo They are both in their 80's and due to health issues can't handle dealing with all the properties.So I guess that's the struggle for any newbie who does not have a ton of cash at hand.

Again, from what I have heard that having a regular job can help you get a loan from a national bank and get the lowest rate.  

Health is Wealth and time is the most powerful currency you are trying to get from some pretty exceptional people.

In full disclosure, I never have done a loan this size personally only has dealt with banks for clients and know many friends who own very large portfolio who deal with banks on a regular basis. 

The county health department has no records of there being a septic at all (i assume due to the age of the house, or possibly just not getting a permit).

@James Masotti If you are going after power with numbers - how about a group health insurance since many are self-employed? 

Great place to start is going regularly to the Memphis Investor Group (MIG). 

I also did not regularly inspect the inside of the house because I felt like I would be intruding on her home.

Again, work only with brokers that have demonstrated success in selling land to builders, and do so regularly.

I would consult with an Attorney and a CPA on that, every state has different laws for LLC's. i would think a regular LLC for the buy and holds and an LLC -S for your flips, i do not believe you do not have to or want to go as a C-corp.