Great Addition - on the switch from year to year - arguably the biggest flag in my opinion in Real Estate - "shiny object syndrome" switching from niche to niche repeatedly (especially as a "Guru") - whats tried and true for RE success IMO is people that stick with one strategy and niche (type, market, strategy, etc.) for years, stay focused when its in and out of flavor, and end up with big wealth and track record after years.Definitely flags of the last few years when people go from "STR" to "Multiamily Syndication" to "Boutique Hotels" to "Experiences" and so on... 

I use separate accounts for rent collection and security deposits (distinct from my personal checking&savings accounts), and they don't have to be under an LLC unless the property is operated under one. 

Just not the flavor of investing that fits my style!  

There is a distinct advantage of having local management (whether you or a company is managing).

Frankly, I would be surprised if a real estate agency would want to hold rent properties in the same entity as their brokerage business.I couldn't say whether the properties are owned by the same legal entity, but the agencies have said point blank that they own properties in the same city as their agency business (distinct from the same agencies' property management businesses which they also do).

The current flavor in the Denver metro area for up-zoning on individual properties is is "NO!"

That’s an important distinction to make, as subject to financing is a niche strategy — there are a time and a place to use it.

Housing does NOT use this distinction. 

For you, there is no distinction between one dollar and another, stick to your conventional disclosures but you can omit those specific to the retention of loans from a wholesaler (% sold) and provide your own (I'd say something like 95%, that gets deeper, but you can sell, assign or retain your loan).

I am looking at vacation homes and co-living as just different flavors of SFH.