Turn key investments are at such a high negative cash flow that I don't think it'll be a viable option. 

Quote from @Mike Grudzien: You need to speak with an experienced attorney ASAP!

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If you would like to connect or speak more with me please don’t hesitate to send me an email.

@Loren SouersI'm going to lead with the suggestion that you consult a tax professional and an attorney.Generally speaking, you can put a rental property in a revocable living trust, which can help with estate planning and asset protection.

That is awesome, but also why you have negative cash flow.I think you are using OPM in the wrong context here.

Its better to buy assets that will appreciate ( historic ) and be break even or a little negative. 

I can't speak to the accuracy of their skip traced numbers, but it sounds like that's not good either. 

And now, a Steve Martinez from their FL number called me to put someone named Cody on the line screamed at me, cursed me out and threatened me for speaking bad of them.  

what i'm finding is that, if i BRRRR successfully and then refinance into a DSCR loan, almost every property is break even or slightly negative.