But the seller simply goes to a different title company and closes with them and leaves your contract and EM setting at the original title company. and after some months that title company will want some resolution to the dead file and if nothing is done they will inter plead the EM to the court for disposition.

Do you have a company you recommend for SDIRA's? 

I'm not sure about where you would find internships but maybe you could work as an assistant at a real estate brokerage, a real estate investment, property management, or inspection company.  

I understand LP is preferred over LLC due to avoiding double taxation, but if I plan to stay in the US and keep the money in the US, do I still form a LP?

You need one or the other, preferably both.Since you don't have any money, you'll need to focus on knowledge.Besides building your network, you can also start looking at properties to find market inefficiencies you can flip to an investor with funds for a fee.Wholesaling is the most common form of this, but you can do this in several different ways.Also, what happened if you found a "tired landlord" and got them to accept your offer of 0% down, but $x/month payment to take their problem off their hands via seller financing?

Hello dear colleagues,I am looking for an assignment friendly title company in Charlotte area.

I have State farms on my main house & attached ADU, but since they are NOT issuing new policies in California, I have been unable to find an INS company willing to just provide INS for my rental.

I will layout some information below and I am all ears to advice from there.Current savings: $12,500 (with the capability to pull funds from an IRA if need be)Currently working with a realtor I've worked with before in my rental market who is also an active investorI have the proper steps completed for a DSCR loan from a company found right here at BP and the process was smooth. 

I always do my transactions through a third party title and escrow company or real estate attorney.

I’d prefer to not approach a builder to co-sign on the loan (which I don’t see happening), and I’d also prefer to not inject too much more equity into the deal if I don’t have to.