Maybe this is too big to take on but...However I am no expert in REI and will defer to those that have actually done deals.

Hey Spencer, I'm not an expert on the topic but since you haven't received any responses yet I thought I'd throw these links out there for you to see if they help:http://www.cslb.ca.gov/consumers/knowrisksofownerbuilder/http://www.cslb.ca.gov/BuildingOfficials/OwnerBuilderOverview.asphttp://articles.latimes.com/1991-04-14/realestate/re-503_1_contractor-licensing-laws-licensing-exemption

Okay, what do you experts peeps think of this: I mailed 1600 absentee owners 1 round... but I am thinking that I would expand the geography and mail out of state only to have a more targeted list...

I would pick a few mail routes on EDDM, and try to become the neighborhood expert in those areas.

You can learn a ton from the real estate experts on the site.Once you get to town, please visit MIG, our local Real Estate Investor Association (REIA).  

Wanting to soak up knowledge that the experts on this may have acquired over the years. 

Hope to get some good feedback from you experts out there.

You will operate the LLC out of a bank, credit union or brokerage of your choosing, and can act on opportunities without waiting for the custodian to process the paperwork.This structure:Gives you the ability to act immediately for opportunities or maintenance needsReduces your paperworkEliminates per-transaction or per-asset fees for each investment, expense payment, etcProvides a layer of asset protection not afforded by an IRA account held institutionallyMakes it easier for you to keep all of the IRA capital invested via the LLC you controlAnd most importantly, if you work with a quality firm, will provide you with access to expert advise about the use of the IRA in your intended investments that is not available from custodians.

Daniel LehmanVA Expert

Joe Fairless just had a short sale expert on his podcast.