For some reason if you don't have a real estate license, the seller's thing you don't know what you are doing and don't want to waste their time, when it fact, many regular buyers actually know way more then the realtor..If the property is already scheduled for an auctions, they bank might not take any offers anyway and just wait for the auction.

I have used Legalzoom in the past for regular Corp formation and it has been no problem.

Hi Joseph - you'll be happy to know that there are a few real estate meetup groups that are already well established here in Fresno -  I can't give too many details without them flagging this post  -  but I will say this - that if you look up REIA meetup groups for Fresno - you will definitely find AT LEAST TWO major groups that meet regularly.

I used to have a routine where I got up at 4:30 am everyday to start my day and did much better at coordinating my time becuase I takled things when I was fresh instead of exhausted.

Think those tax deferred investments in the regular market are an important part of a balanced portfolio.

Are the other 3 units rented to students or "regulars?" 

Nobody so far asked me to be exclusive or asked me to provide any financial evidences, which to me seem they are not interested in looking for rental unit, it might be more efforts that regular home buyer.

It may be possible to do a piggy back as I suggested above where part of your mortgage is regular Amortization as you have now, then part of the loan is a HELOC that is interest only.

Some tenants in a regular lease and some month-to-month.  

Several providers that post here regularly can help answer questions and setup such an account for you.