If everyone else is contacting by direct mail, maybe you could get Skip Trace (or TLO).Being the black sheep isn't always a bad thing.GOOD LUCK!!

You'd have to be offering a pretty hefty return to get me to even look in the direction of a new investor with no experience, considering how risky he is. 

If anyone has a good direction for me to go in or is will to meet or speak with me, that would be great!

Some of the best ways to get properties for sale or assigning is to use a combination is direct mail, knocking doors, and driving for dollars.  

I am also interested in learning about the self-directed 401(k)

Once you have completed 2 real estate transactions successfully, I would apply for a acquisition and rehab line of credit.  

As an llc, the money is just going to pass through to you as salary and the llc will pay the companies the other half of the fica taxes instead of you for the same net.Even if you apply the commission as a credit, you will still be 1099ed and owe the taxes.Flat rate broker would save you the split on the commission, but there are some disadvantages to flat rate brokers as well.

You'll hopefully never need the piece of paper, but just knowing (and remembering) what you agreed to is usually enough to keep things going on the right direction.

For an FHA owner-occupied low-money-down loan, perhaps don't apply until your next purchase?

I'm thinking of items that aren't directly related to YOUR condo (like a roof) - but more like a swimming pool, or parking areas, etc.