If thats your plan, then you have an EXCELLENT plan so far. 

NOLO produces an excellent book, "Every Landlord's Legal Guide", that is full of practical advice and leads you to the actual state laws so you can read them for yourself.

While I value the insight, I would like to think she'd be more proactive and offer up options, instead of having us select properties online which she then continuously crosses off the list.

The answers on licensing and entity selection are dependent on the state where you are doing business.First thing, you gotta know the law, both state and federal, related to lending money on property in the state where the property is located.As for asset protection or tax liability, don't take advice here. 

I'd recommend checking out the BP bookstore - they even have a category for beginners which has a bunch of good selections including @Brandon Turner's book on Investing with No or Low money down - https://store.biggerpockets.co...In addition to this, use the BP network, meetup.com, eventbrite.com, facebook and other platforms to connect with RE investors in your area.

Another suggestion is having a default option if they select nothing.

It's easy to fall in love with a property and bend the number in excel to make it cash-flow.

Start getting in touch with real estate agents that can help you find deals, you can also interview several agents OOS and select the one you are most confident with!

I was selecting properties in the area that had been sold, I verified the sold amount through Propstream because zillow did not show the sold amount only that it was sold.

@Ron Brady,One thing I ALWAYS do when getting an appraisal done, I send them an excel file listing all of my improvements done the house.