The reason those investor accounts are out dated because many operators get more institutional... when they go over 2-4B in AUM... higher splits and fees means less ROI for LPs... the trade off is reliability in terms of counter party risk (stealing your money).

If you are willing to expand your geography to a 45min - 60min commute to Raleigh or Durham, then you can get properties with much better returns, but you are trading location.

I find it effective to screen tenants and trades.

Happy to trade notes with anyone on these topics.

Although no single factor is determinative, the combination of several factors supporting a particular result is sufficient for a court to decide whether a taxpayer held property for sale to customers in the ordinary course of a trade or business.

I'm not a CPA, but a big kickback from sellers that have a ton of equity is they do not want (rightfully so) their property taxes to increase when they trade their home.

I am on the board of CFRI, the local chapter of the National REIA, that would be a great place to meet other local investors, vendors and trades.

These entities include: Publicly traded companies meeting specified requirements- you know those on the stock marketMany nonprofits but not all- the not for profit has to be approved, filed, and registered with IRS and the state.Certain large operating companiesOther entities that are exempt from BOI reporting include: Sole proprietorshipsUnincorporated associations such as HOA'sEstatesFamily trusts includes Revocable Living TrustsNatural persons opening accounts on their own behalf a human who uses their real nameTrusts (other than statutory trusts created by a filing with the Secretary of State or similar office)Authorized users for credit cards, your children on your VISA card I wrote 50 times to vest in Living Trusts and save the filing costs, keeping money separate, and paying for extra tax returns and attorney fees.

The technical requirement is that you have the intent to hold the property for rental, investment or use in a trade or business.

IE build  camp recreate.. but some land that gets traded around at tax sales in some areas is truly worthless unless a neighbor is adding to their parcel..