I realize many people have their properties set up as a distinct/separate entities, LLCs, etc.

(adult being an important distinction, I didn't get allowance when I was a kid, ugh) I'm thinking what I can do is let my sister list it, have her figure out what market value is so I don't have any family battles over fair value and her time renovating it.

I am sure they can if it is distinctly wet dog smell and not urine.We only use vinyl plank flooring like allure or something similar now whenever possible.

The distinction about my contributions being un-penalized was clutch.

Maybe it isn't much of a distinction I guess... because either way I'm paying retail for an out of state rental that someone else puts a tenant in.Which is turnkey?

If the breaker has been replaced and the area around the main panel doesn't reek of burning plastic (electrical components melting  smell about as distinctive as burning hair) there is no safety issue. 

Is there a legal distinction there?

@Charlie Vollers the term "Duplex" can mean two distinctly different things.

My experience is that a big part of this industry runs on personality and being able to connect with people, and if you cannot do that you will be at a distinct disadvantage over others who can. 

This is imp distinction if you have both passive loss and income.