Many companies incorporate and form Series LLC in either NV or TX, because of the protections provided in those states and the low taxation on entities. 

: get a cashiers check for 10k made out to an escrow company I pre-choose and include a copy of it with the offer and a proof of funds showing I am not seeking financing?

.-  It's very common to see pre-qual requirements in REO listings (Bank of America started the trend about 5 years ago).  

I wold look at a pre assembled base cabinet with top at Home Depot.

What the best way to move forward as in lease agreements or not, pre-screening, credit check and backgrounds.  

I also mention this during the pre-screen phone call. 

Some of the areas I work in have a decent amount of investor activity going on so recent sales are all pretty low - those wouldn't be decent comps since those properties are being purchased "pre-ARV".

Do you ignore Cap rate during pre purchase?

I have been pre-approved for 70k loan with covering the 20% down payment from relatives just not sure what the best way to get the first property bought, the other option I thought of was trying to get a small personal loan to buy a cheaper rental house ( around  15k) and start from that but not sure if that would work or be a bad idea any help would be appreciated 

Don't forget to incorporate insurance costs. also, will you be managing it yourself or having someone else manage for you?