It's a lot more comfortable being an investor that incorporates all aspects of investing in real estate, in the context of “time”, but I guess that is what makes the top 1%.

It's the substance of the transaction, not the structure.So, the inquiry becomes not whether you are representing others and engaging in 6 defined activities but simply whether you do 2 or more deals involving real estate in 12 months. 

A builder may not know all of the overlapping aspects that affect the build and design - setbacks and buffers for example.

I believe the current American Land Title Association Owner's Title Insurance Policy defines Insured as:h.

Now I was hooked on distressed properties but had decided I didn’t much like the selling aspect of it.

The disposition of SFH's in markets that fail to turn is one of the most overlooked and grueling aspects of this strategy.   10 Years ago when I first began investing I grew a 30+ SFH portfolio in a neighborhood in Northwest Philadelphia and it pains me to say I fell into category 2.

You kind of have to separate out the asset protection aspect from the banking aspect when you think about it.

How would you define a successful investment property?

Please be gentle; I'm new at this and it's pretty complex :)Structure / Legal Details- we'd establish market value through a combination of comps from local real estate agent and an appraisal- attorney would establish all required "arms length" aspects including a mortgage at a minimum standard federal rate- LLC would pay us back based on a standard promissory note over 30 yrs Pros of selling to the LLC (I think)- A sale now would be the only time we'd be able to take advantage of the cap gains exclusion on this house bc we won't qualify for the "live there 3 of 5 years" rule due to the timing of our lease and our last time of residence. 

The only issue I saw, which is being resolved by the end of the month, was that they are not defining the phone number at the property level if you have multiple property addresses under the same account; however, at the actual account/user level.