As Dwayne mentioned, a title company can certainly close and insure the transaction for you, but many lawyers serve as a closing/title agents and can also offer assistance with the contract drafting, etc.   

However, there are other strategies you can consider to optimize your tax situation:Maximize Deductions: Ensure you're fully utilizing all deductible expenses related to your rentals, such as maintenance, repairs, property management fees, and travel expenses to the properties.Depreciation: Make sure you're taking full advantage of depreciation on the properties, which can significantly reduce taxable income.Cost Segregation Study: For larger properties, a cost segregation study can accelerate depreciation on certain parts of the property, offering more upfront tax savings.1031 Exchange: If you're considering selling any properties, a 1031 exchange allows you to defer capital gains taxes by reinvesting the proceeds into another rental property.Energy-Efficient Improvements: Tax credits may be available for making energy-efficient improvements to your properties.Rod

I suspect what TV you offer will largely depend on the nature of your rental.

Which city do you think offers the best environment for a wholesaling newbie?

Offer to buy them lunch one day if they're local.

yes there are definitely options out there offering upto 80% cashout as long as the rent covers the mortgage even or better .

While it’s true you have to have a custodian for any ira the fees vary and if you utilize the checkbook control offer - essentially a special purpose trust or LLC is created and all the investments go into and out of that account owned by the trust or LLC.  

is it worth offering discounts on rent and asking the tenant to fix minor issues themselves rather than calling the landlord, this to avoid property management company expenses? 

I'm based in San Diego otherwise I'd offer to work with you but that would be a bit of a commute for you. 

However, as asset valuations become clearer, the vast pool of capital remaining in the sector could offer strategic opportunities for informed investors.Here are several graphs illustrating the current national commercial office market in The United States of America:Full Commercial Office Market Report Here: https://d2saw6je89goi1.cloudfront.net/uploads/digital_asset/file/1189856/United_States-Office-Capital_National-2024-03-10_a.pdf