I have already taken my real estate classes and just need to study to take the test.

I have multiple calls in to real estate attorneys but have heard nothing back.  

That is why my JVs before have an expiry of 3-5 years, exiting and splitting is the hard part, drafting that part is very sensitive and it will test your relationship for sure.

I have been looking on Auction.com for some foreclosures in my area and I actually found a decent property nearby.  It's a 2/2.5 with 956 SF and while I haven't been able to get in I have walked around the property I ...

NO agent in their right mind would give this out.. they could lose thier RE licensee plus in our market its a 20k fine.RE license is basically easy to get if you can't study and pass the test then you have bigger issues.. and if you can't afford the 1k or so a year to maintain it .. then this is probably not the industry for that person as well.Poor advice to have someone just give out their MLS code

Look up "partitioned note" under one deed of trust in MO, you can have as many principal parts divided up as you like covering multiple properties with release terms for each just as a blanket note. 

We mailed out an absentee owner list last month and now acquiring a 6 unit multifamily tomorrow because the owners are an older couple with health issues.Marketing to retired investors is great because they often have multiple properties they want to sell.Good luck!

I want to start investing there to increase cash reserves however I have an end goal of buying and holding multiple properties that are free and clear in order to sustain a comfortable, but not lavish, lifestyle for myself and my family. 

I just passed the NYREI school & NY state RE salespersons tests and have the required textbook from the course that I no longer need.  

Cap rates are typically higher and you have multiple tenants to pay rent.