How do you know if IRS tags you as a dealer.

Reminds me of how the drug dealers south of the border think.

As Dion mentions, exemptions apply in certain circumstances, not for dealers in the business and being in the financing business means being licensed as a lender, someplace you don't want to go.

Each state may allow for an exemption but if the state finds you are acting like a dealer - which is essentially what you are describing - you WILL be required to obtain a license.  

My approach is different, I don't like to come on like Mr Wheeler Dealer, I'm buying 10 this week, 1000 this year, Or read that as I have tons of money so don't be afraid to ask for retail or maybe even more.I send the message that my wife and I like to add a property or two to our investment portfolio each year if we can find one where we won't lose money.

I run a park and we offer a 2 month rent concession to our investors/dealers.

@Matthew Irish-Jones wow I also thought I would be able to replace my job with some Rentals but looks like it would be harder than I thought.

@Matthew Irish-JonesThank you very much for your advise.

Well they may seem credible, but I don't think so paying a birddog fee for selling mortgages, if these are residential you'll need a license as a mortgage broker, if they are commercial notes or personal property loans that is acceptable at the federal level, but you better check on Ga. laws concerning finance companies and buying and selling paper for the wording, like facilitating a transaction or placing notes for transfers or financing dealers.

Moment you drive it off lot car dealer will buy it back for $300,000.Same principle with New Shiny Real Estate.