Your statements are all true re: mold toxicity and most people as well as the lack of an accepted/mandated mold protocol.

I'm no opposed to regulation, licensed trades, or the like, as I've said numerous times, what I am opposed to is the government mandating something that some people can do themselves.

All of that said, if you reach out to local/regional banks they might mandate less down (that the standard 25% for an investment property) if it's a great property, you have assets, reserves, etc. irrespective of if you're occupying the property.

The city of Portland also recently passed inclusionary zoning mandates that require any multifamily development that has over 20 units include 20% of affordable housing component. 

Some states use a title company/escrow agent system, some states mandate using an attorney for escrow. 

My only strong suggestion is do you research - especially on local and state government plans to squeeze landlords with taxes, fees, and mandates.

IN MANY STATES, SECTION 8 NOW MANDATES THE USE OF THEIR "BOB.AI" APP.

Remember, building code is a minimum, "won't fall down in medium winds" kind of mandate.

If they're not actively managing and contributing something, then they're likely passive investors.The reason the SEC cares is because their governmental mandate is to promote capital formation and protect investors.

SF, Oakland, Berkeley and San Jose may have more restrictive rent controls and eviction protections than those those mandated by California, but many Bay Area cities are following that trend.