Hi Account Closed, when you say you are searching for properties for sale by owner, does that mean you are finding them through direct mail, door knocking, etc.. or are these listed online as "for sale by owner"?

If none of those quick things work, you can ask BP and someone may give you a good lead.

Lead Paint3.

too much money chasing to few deals which leads to over paying.also sellers know this so they keep reserves up.. key is to follow them many times they don't sell and come back on at lower prices you have to work to get deals on that site..

Setting up an Operating agreement, can this be done online through a template or do I need outside help from an expert?

But you are just using estate planning and LLC's to work in the modern era to fight modern wealth destruction (law suits/judgments, healthcare expenses leading to long term care / incapacity, remarriage after death, death or remarriage of children.) 

I'd be hesitant to use contracts you find online (including BP) without having them reviewed/edited by your own attorney. 

I'm thinking to do it online so I can complete it at my leisure.

Hello,
Just getting started in real estate investing. We are looking for rehabs to flip in our area. We have found a few properties that we wanted to put offers on but by the time we go to do so, the property is gone...

However we do have connections throughout the city, and receive lots of leads.