You also need to make the distinction between "just cause" evictions (to remove someone from a unit), and rent control.

I distinctly recall empty freeways in Bellevue during rush hour after the last crash.  

It is also true most of the general population makes no distinction of what step the property is currently in.

Not sure what the other real distinctions between the two are. 

There is a distinct difference.  

For tax purposes, the IRS will treat your tri-plex as three separate and distinct units.  

Of course it could be divvied even smaller - Outer banks, Wilmington/SE, Mountains North/Mountains South, etc - but I think those 5 easily cover the bulk of the state, and the little specialty areas that might be missed don't have enough people to worry about as @Chris Martin mentioned.I don't invest here but I do a lot of work here and there are definite distinctions in the areas. 

Do you make a clear distinction between what's included and what's complimentary?

I see them as two separate and distinct business deals.To illustrate:Transaction 1:Seller engages an agent to sell his house for 100KThe agent finds a buyer and brings them to the seller. 

Chris makes a point that brings up a great distinction...Your local jurisdiction may require you to pull permits on things like replacing the HVAC unit, and it's never a bad idea to do so (improperly installed HVAC systems can leak carbon monoxide, which can kill people).But, in my opinion, there are a lot of things that local building departments say should be permitted, but that I will rarely permit if that's all I'm doing.