In Virginia, if the LLC is strictly a RE investment organization, you form the LLC, get an EIN, and business licenses are local to counties and cities and not required for this purpose.

I would avoid fly by night clubs or the flashy ones whose organizers seem to have all the answers and or who sell their own unrated expensive "mentoring", "coaching", or God forbid "partnering" programs (which are often schemes to make you a straw buyer in a leveraged deal where they put gobs of money in their pocket, and leave you holding the bag in an unprofitable deal.Look for a club that is a member in good standing with the National REIA, and DO NOT buy into expensive programs and NEVER do a deal your own hand picked attorney hasn't signed off on- and don't pick an attorney from the club ;)

Direct mail, there are many organizations (even local title companies) that sell owner finance lists for approximately $.05-$.10 a name.

Gabe, all the HOAs we deal with have professional management in place already, but just learned recently that the association where I live hired a professional management firm because whoever was handling it for them (not sure if they hired him or he was a volunteer owner -- before my time) ran off with over $100,000, which they did not recover.

On a side note, is the HOA an all volunteer board or are they paid to serve?

Clearly, everyone with a bit of understanding of biology understands that "muscle memory" is formed by synapses organizing/firing in a certain way in your brain (since your brain controls your muscles along with everything else in your body), but this guy was convinced that everyone else thought that muscles really had a memory.

Then you advertise for 4 weeks in the local legal organ (newspaper) that the property is in foreclosure.

A newbie can get with a well established listing aagent and hold open houses for them getting current leads of people buying now or soon.If you want to find flippers, just stop at homes being rehabbed, if they aren't there a worker will tell you when they will be.The emphasis on finding cash buyers is waaaay over done, most large rehab organizations leverage deals, obtain construction financing and obtain loans.

If I've misinterpreted your post and you have something unique to bring to the table (cash, leads, volunteer your time for a few months, etc), you should mention that.

I have the software; I just need a good way to get everything organized for REI.