The higher you go from current rates for similar loans the more the predatory flavor kicks in.

There is multiple types of subtle manipulations that can be employed on less sophisticated, more agreeable non RE people, by realtors, brokers, and investors....IMHO, that's one of the reasons why, generally, commercial brokers try to avoid letting sellers and buyers talk to each other.My most recent acquisition I did not talk the seller once, only the listing agent and he used a bunch of different sales tactics during the transaction, and I am OK with that because it's his job to sell the place for as much as possible, as fast as possible.

@Padric Lynch every state has a little different process, but what has been shared above is the general flavor. 

So my advice would be to compare all investment opportunities on math measures like Cash on Cash return and Internal Rate of Return not on whether they are a 'business' or 'real estate'.To explain this way better than I ever could I'd recommend you read (or better yet listen to while riding a motorcycle) 'Am I being to Subtle?'

As a matter of fact, I would play it up (and provide an oh so subtle warning) in your description.....something maybe like "As you approach our charming house, you will enjoy the long drive up the hill through a beautiful park-like setting"

:)If I was young and really wanted to get something going I’d go for the multi-family flavor as suggestedOR- I’d start myself in one of Toledo’s 3 bedroom 1 bathroom houses in as sketchy an area as I was comfortable in. 43608 has $15k houses all day long that rent for $700/mo.

If you are "selling" to a group of investors that are subject to SEC requirements, your holding and asset with them might change the flavor of the asset as now, you may be viewed as an investor with that group.

In addition to what @Billy Daniel said, I would recommend listening to the Real Estate Rookie Podcast for a while -- that will really help you get the flavor of all the different strategies.

Made that a subtle change for the same issue.

Everyone has an ice cream flavor that suits their taste.