I've been operating here about 2 years now (boots on the ground) and I would guess that over 50% of the professionals I've interacted with are unscrupulous. 

So i have been trying to get into real estate investing since December of last year. i went to a 3 day boot camp which i believe i spent too much on for the inf i got. i recently discovered bigger pockets and have spent every waking moment listening to the podcasts along with a couple of audio books. i recently decided to pull the trigger on  my first deal. i plan to use hard money loans and potentially some private money for gap funding assuming my offer will get accepted. i have hit a road block (kinda) and would like some advice. i was told by my realtor that i need proof of funds before putting in the offer. now since i did the 3 day boot camp for the nick vertucci real estate investing i was told i could get pof through them. i would like to avoid using that unless that is the best method.... how do you show proof of funds when you plan on using hard money plus other funding?

I don't use any turnkey companies since I'm boots on the ground here. 

I'll get on that ASAP.As far as GC flaking and construction not going according to plan, how do you combat or deal with these situations usually? 

Others got really strict about enforcing program requirements and booted rule offenders.  

I thought foreclosures the banks already boot out the owner?

It's important to see it for yourself or get boots on the ground you can trust before making offers.  

I booted the 75$ lawyer from the beginning because I’m not interested in small change what if’s and advisement.

I have taken the following course that is taught by Frank Rolfe (from the well known "Frank and Dave" mobile home investor team) and I would definitely recommend it if you're looking for very detailed information: http://www.mobilehomeuniversity.com/mobile-home-park-investing-books-and-courses/mobile-home-park-investors-boot-camp.php.It's clearly not cheap but I believe it might be the best known course out there.

As an out of state investor your boots on the ground are the key to your success.