You need a separate contract to give to the end buyer that you plan to sell the property to (dispositions). 

We have listed, and bought property where there are no repairs to be done by the seller, ofyen times the sller is a bank, a lender, or an estate; with the latter sometimes being insolvent.Another issue which you don't mention is the disposition of your deposit. 

Property disposition after 5 years with capital return + 25% returns. 20K minimum to participate.This seems like pretty much similar to crowdfund (fundrise) except that this is in around my local real estate market.

You will still incur costs (legal fees, re-registering title, etc), but there will be no deemed disposition at rollover.IMHO any inconvenience and costs of a section 85 rollover are still outweighed by the extra overhead and operating costs of an early incorporation.  

This should be done in a way it can be converted back to a single family upon disposition.

I have spent close to 20 years in the real estate industry, representing office tenants in new leases, restructures/renewals and disposition.  

I come with multi-market knowledge and a successful track record of repositioning assets, completing lease ups, dispositions, acquisitions, and a strong financial acumen.

However, no transaction negotiated through a real estate broker who meets the criteria of subdivision (a) or (b) of Section 10232 shall be considered in determining whether a person is a real estate broker within the meaning of this section.(2) “Sale,” “resale,” and “exchange” include every disposition of any interest in a real property sales contract or promissory note secured directly or collaterally by a lien on real property, except the original issuance of a promissory note by a borrower or a real property sales contract by a vendor, either of which is to be secured directly by a lien on real property owned by the borrower or vendor.(3) “Own funds” means either of the following:(A) Cash, corporate capital, or warehouse credit lines at commercial banks, savings banks, savings and loan associations, industrial loan companies, or other sources that are liability items on the person’s financial statements, whether secured or unsecured.

Then you either sell it through your list or find another wholesaler that is strong at disposition.

Two investment strategies, same structure of 2% acq fee, 80% LP / 20% GP over an 8% preferred return, and a 2% disposition fee if the preferred return is achieved.