She will not allow showings unless prospective purchasers demonstrate they have the ability to purchase her property."

Is an LLC a practical requirement to investing in buy-and-hold with a partner? 

The licensing div. of your State should have some input and the ability to effect some level of response.  

It should also help to address your question regarding the "current owner(s)" ability or right to sell property with attached Tax Liens.  

I will have small money to start with and have limited cash flow until I can get a few properties acquired.Right now my area is blue collar, but is gentrifying, so I foresee better rents and better tenants later, but I may have to deal with lower end renters or students until then.I'm an optimist and I believe in my ability to do this, but I want to go in with my eyes open.

I look forward to working with you.John Q Investor(239) xxx-xxxxOne last thought: if you can provide proof of funds, you could leverage that information something like: "i have enclosed proof of funds so you know I have the ability to close the deal".

Since they were drawn up by attorneys for the state of CO, my using them does not constitute practicing law.

I know real estate is highly regulated and I don't want to end up in trouble for practicing RE without a license, as happened here:  http://www.biggerpockets.com/forums/93/topics/1847...What sort of deal would be reasonable to propose to the real estate agent handling the sale, or to the owner?

I felt like I was on hold with my search because I didn't want to start making offers on other properties and stretch too thin with my cash or ability to get a loan.

-Wholesaling has me curious due to its ability to generate capital for future deals, but I wonder about its effectiveness in the LA market (it's crazy out here to find a deal).