Also as one of the authors to BiggerPockets private lending book - I can tell you that every time we speak to a group of active investors about 20% to 30% of active investors have lent out capital for deals to other investors.

That's the same group who licenses real estate agents, and authorizes training for the real estate industry.If a Realtor® in your state has a disclosure form that they commonly use discussing mold or other environmental issues, then your decision to NOT use one makes your transaction "unique" and may also open you up to certain liabilities.  

You can easily make the "6% saved by selling to me now argument" with some real authority.

Does it have a small kitchen, in a flood zone, septic system, plastic CPCV plumbing, tree growing through gas line, modular home, foundation repair, auction listing, property code violations, past due taxes, murder or method house history, pit bull next door, corner house, finished and leaking basement?

If the market softens going into 2023, you would be getting the capital back in time to make a purchase on the dip, and you have made some monthly cash flow in the process.There is a book on BiggerPockets about private lending that Beth Johnson and I co-authored, so this happens to be my preferred strategy.

I can't find any of the laws on any country or state websites, and I also called the magistrate court, housing authority, and Georgia Legal Aid and none knew what to tell me.

The LLC will have no history and no assets.

If you want appreciation in the DC area buy a rowhouse, single family or townhouse.For due diligence on condos....really looking at the history of special assessments will reveal a lot. 

I mean does the business owner who just had the worst quarter in us history, take his generous fed LOAN, or maybe grant??

On the other hand, if you want to actively involved in building your portfolio and have all decision making authority, you will need to layout a more extensive plan.