I generally write them off because I know they have no idea what they're looking for.

I'll have a better idea of the repairs needed later this week, but right now it looks like some light kitchen work (counter and sink) and possibly baseboard heater replacement throughout. 

If you any contacts with property managers or real estate attornies in your area it may be a good idea to check with them to see if there are any special you need to do.

I've never entertained the idea of incentive's for GCs...

I have no idea how much its worth due to having no experience in this area.

This is a very dumbed down version because I am not including a lot of fees and costs that are associated with closings, but you get the idea.

The idea was to live cheaply, or close to free, while I save for other investment properties, then this one be a cash flow after I move out.

I live in Long Beach , Ca and work near this area as well. i see plenty of homes in this area as well as Los Angeles that have potential but i have no idea on how to structure a deal.

It's not that hard, but if you've never done it and are nervous, it's not a bad idea to hire a realtor to walk you through it.2) You pay a title company to research the title and get title insurance, same as if you used a realtor.3) Not really - but like you said, guidance and knowledge are worth a lot.

It is made for DIY landlords but would give you an idea of what you need.