Keep in mind, for higher class properties (B and above), investors aren't as much expecting the higher cash flow, but more so the long-term appreciation, so those properties often come in under the 1% rule. 

I am consistently buying properties with cash, rehabbing, putting tenants in and doing cash-out refis in under 3 months, pulling out EVERYTHING.

Logging - Again, 5 acres is small here but If the timber type is of high value and you have enough timber you might be able to capture somethingThose options above have the possibility of being able to be completed in under 90 days.

Somehow you come out with sick numbers like you can pay off your 30 year note in under 10 years!

   @ Ann Bellamy: Talking about driving time, I could make it in under 2 hours from NYC to Springfield, via I-95 and I-91, without speeding, if I start 11:00AM and get their before 1:00PM, driving up there alone.

When I was in the single family space I would refinance properties in under 90 days (my fastest was 43 days). 

Just know your question will inundated you with turn key marketers telling you to invest out of state so get ready.To answer your question let me start by saying I don't own rentals I invest in rehabs so take my opinion as just an opinion.

They will not notice as long as you're sending in your payments every month because those are still coming in under the borrower's own name.Where they catch it is when they receive a notice of hazard insurance name change or notice of taxes paid under an LLC instead of the loan borrower's name.Fannie Mae guidelines prevent originating with an LLC, but their due on sale guideline is only a recommendation and doesn't "prevent" the transfer.

[A significant participation activity is generally a trade or business activity (other than a rental activity) that you participate in for more than 100 hours during the year but do not materially participate in (under any of the material participation tests other than this test),]5.

Remember, the 50% Rule is meant to describe expenses over a period of time and a number of rentals.How long ago were we inundated with newbies proclaiming that their expenses were no where near 50% (although proven to be wrong in EVERY SINGLE CASE).