Your family members, in most cases, are not your personal trainers.  

Someone to guide you through the transaction and assist with the deal for a portion of the profit, think field trainer.

I did not say your lease was illegal as your somewhat flippant answer implied. 

(Doesn't it seem a little bit disingenuous when the "trainer" says, "find a good deal, and if you don't know what to do with it, I'll partner with you on it"? 

I highly recommend taking the real estate trainers ca weekend crash course couple of days before the test.

Did you imply to the Seller you would be saving them from having to deal with a realtor and therefore saving them real estate commissions when you approached them, without telling them that you may indeed make more, and perhaps a whole lot more than a realtor listing the property?  

BTW: Just because the R.A. was allowed does not imply you have a life long tenant - - they can still be evicted in which case, the tenant could claim an equity position in the property from  the work performed.IF you want control of your property - - keep it and don't give it away out the backdoor :)

However, my colleague Tina Sandoval and I attended a TN Real Estate Commission training class a couple of months ago and TREC said that they were going to start recommending that all companies that own real estate and manage their own properties register as a real estate company (implying that the employees of the company who do activities that typically require a license should obtain a license).  

As awesome as 203k loans look to me, I am wary of what they actually imply or how they restrict you.

Seems they really don't care about what is implied.