Unfortunately, today, most players in this space are also somewhat less than pros and have otherwise agenda, which makes it very difficult for guys like us...Also, in the case of small multifamily, it is possible to chose property which complies to the desirability guidelines similar to SFR, whereby limiting turn-over, vacancy.

Cost varies from state to state with TX being one of the most expensive but they will do a title search, clear any liens, provide title insurance, record a new warranty deed in your name, comply with all laws and disburse any money.

I do not believe you have to disclose future intention as long as you comply with guidelines. 

While it use to be that only public companies were required to follow Generally Accepted Accounting Principles (GAAP), this year all real estate operations must comply, that means any mom and pop landlord, any whizbang investor dealer or any else that sells dirt.This aspect has everyone dealing with leases and/or option contracts and any other sale giving consideration to accounting for such operations, banks/lenders, settlement agents, appraisers as well as investors. 

was just interested in some thoughts of verification  that would comply with the SEC

I asked him to do things that didnt require him to go into any apartments before 9 am.. he did not comply.. then when we were getting ready to flip an apartment I sat down with him and asked him to make a list of materials with me he thought he would need so I would have all the materials on site when the apartment was vacant. we sat there, made a list and I said " ok great, how long do you think it will take to paint, put in new counters, and do any repairs needed?"  

I see my only option as sending her a letter explaining she must maintain the house and yard and hope she complies.

Here is what the North Carolina statutes say:The landlord is not released of his obligations under any part of this section by the tenant's explicit or implicit acceptance of the landlord's failure to provide premises complying with this section, whether done before the lease was made, when it was made, or after it was made, unless a governmental subdivision imposes an impediment to repair for a specific period of time not to exceed six months.

You'll definitely need to comply with the current setback regulations.

If Nationwide can justify this, I'll likely comply.