Obviously, you should consult with your CPA and lawyer (trust me, pay the fee, it's worth it).

I guarantee when that person gets their first referral fee they'll search even harder for you next time.

Agents don't like to work with wholesalers because the nature of wholesaling is to get a property under contract for a price that leaves room for an end buyer to pay a wholesale fee, and also has some room for the end buyer to make some money in the deal.  

Lenders are so efficient it is on the auction block where buyers have to pay 5% hammer fee to the firm and bank to acquire a property at market price. 

That falls right into line with some of the articles on here which suggested around $180/m per house.This house is in good condition and I still result with a fairly high budget.After all of my expenses (mortgage, taxes, insurance, maintenance, vacancy, pm, lease fee) I am left with a Net Cash Flow of $180/m.

I also want one who is willing (for a fee, of course), to complete the paperwork for me that the wholesaler won't, in order to finish my transaction. 

I think holding in your personal name with an umbrella policy may be similar risk wise to holding the property(ies) in an LLC but with perhaps lower overall costs after factoring minimum taxes and fees associated with an LLC.Perhaps an atty could tell you what the process would be for transferring properties into an LLC, but I don't imagine it would be difficult. 

With your lease, make sure you have an early termination clause, pest control, pet fees,  and the # and limitations, also I would recommend requiring renters insurance.     

I'd suggest calling some contractors in your area and explain what you're trying to do and possibly trying to offer a small fee for houses that are not yet under contract in exchange for a estimate.

Richmond VaI am thinking about hiring a property manager to collect the rent, and pay the HOA fees while depositing the remainder in a bank account for my mom and I to access.My working budget is $300k and I am looking to get a minimum of $1.5k-$2k per month in rents.Insights welcome