And... get this... she gave us such a low-ball value that the bank would not accept it.  

How much risk and volatility are you willing to accept? 

Having drug out for almost a year and ready to be done, we accepted.

Many sellers require proof of funds and will not accept letters from private lenders9.

Just can't get a seller to accept my offer.

I know of a few individuals who had significant issues with the process to the degree that they had taken nearly all their course work but were then told that due to changing laws they would have to start over.I would like to get advice from you all regarding both the field of Property Management, in general and specifically in Indiana, and in the licensing and additional requirements that I may, as of now, be unaware of to professionally perform in this arena.NOTE:I am currently unable, financially, to make this my primary day-to-day job, so will have to work it around my current career that represents 10 hrs/day during the week.

Because of all of the uncertainty with the tenant/occupant and potential legal issues, the seller is hesitant to accept the offer.

Trust that they not only know what they are doing, but that they will also pay you for helping them, and/or pay you back your money and give you an acceptable return on that money should you choose to become one of their private investors.They key, of course is to know enough about what they are doing (so you can sleep at night) BEFORE you invest either your time or money.

LLC will offer a degree of separation for you, but you might need to have at least 2 or more members to achieve this benefit.  

@Jill Rossi --- My STRONG recommendation is to accept Account Closed's generous offer for free consultation.