For starters, entity structures don't position you for success, they just give you a vehicle from which to conduct your operations.

We did some 'driving for dollars' but I have not conducted a direct mailing campaign yet.

My dad and I conducted a bunch of real estate auctions, subject to reserve, several years ago.  

Since HOAs make sure rules are enforced, you rarely have situations of tenants destroying/damaging property or conducting illegal activities from your property3.

A simple google hangouts can be a good new avenue to conduct these meetings.

It is also imperative that there are clearly defined house rules of conduct in place and proper screening done.

What happens when a person NMLS number is inactive and it say's NO for authorized to conduct business? 

My wife or I fly to see every property we purchase OOS, conduct the walkthrough with our property manager and our contractors, the inspection with the building inspector, & if possible be there for the appraisal as well.

We encourage all prospective bidders to conduct their own due diligence and investigate all matters relating to the properties that they are interested in purchasing.

Also, how do I go about conducting this transaction with an investor?