I am starting at a disadvantage because I have no personal cash, but constantly see articles that you can do this without using your own money.

Signs of gentrification are often bars/restaurants moving into an area, the demographic shifting younger, newspaper articles about the neighborhood being up and coming.  

The problem is that I am starting to see quite a few articles and posts from people saying that wholesaling is "illegal if you're not a licensed broker". 

Raymond, the filing fee for an LLC is $150 if you mail it with a check or $156 if you do it online; see Articles of Organization available at http://www.sos.ri.gov/doc_lib/search/rilimitedliab...HOWEVER, besides just forming the LLC there are other documents that should be involved beyond the Secretary of State articles of organization, such as an operating agreement (critical in the case of a multi-member LLC but still important even for a single member), some kind of LLC resolution(s) regarding the formation activities, additional docs if you reside out of state, etc.There are also ongoing filing requirements (which believe it or not, a lot of people forget) and entity formalities (such as annual meetings, special meetings for major LLC activities/decisions, etc.), special ways you should be signing documents when transacting business in the name of the LLC, etc.This is why I'd strongly recommend involving an attorney in the process, especially one with experience in tax matters.I'd estimate that an attorney might charge you $1000 (could be less, could be a little more) but if this is your first entity, I think it would be well worth it for someone to guide you through the process and make sure you don't do things to endanger the entity protection right from the get-go.Also in terms of other costs you should estimate at least $500 yearly for the tax return for the entity, there's a $450/year minimum corporate tax (which I believe applies to all corps, S- or C-) and an annual report filing fee with Secretary of State which might be $50 (check their website).In terms of other states, I would strongly recommend setting up an entity in the state you're actually going to be doing the business activities in, though again that's a conversation to have with an attorney (which I am not).

Great article and good luck with your book!

Here's an article that may help you on where to look.  

Assuming 20% down, 5% amortized over 25 years, which is what I would get because (unless it's my primary residence in the case of a house hack), I want to put properties under my LLC for asset protection.Here are my variable expenses:Vacancy: $56, or about enough to cover one month out of the yearRepairs: $42, somewhat arbitaryCapEx: $105, will probably hold me over until the mortgage is paid off in 25 years at which point this can increase, but it's actually a bit less than I'd like given the details discussed in the article that was linked earlier.Property Management: $70, or 10%, which is standard in this areaNot to mention the fact that this property seems somewhat overpriced, but that could be addressed in my offer price of course (not saying they would accept, but this is just a testament to the price to rent ratio here in Springfield, which, in this case, is about 1%.

Landlords should include any and all articles in their lease that they feel are necessary to insure a tenant treats and respects your property as you choose.

Article link below:https://www.bizjournals.com/au...

That's what the first article details (warning - it's over 3,000 words ^^)