Craigslist performs this service for free.Agents/brokers perform a service by actively marketing a property, under state license and with some levels of ethics standards and accountability.Wholesalers work some form of market price arbitrageSpeculators are not investors but add value by exploiting time, trend, utility, functionality, location or scarcity.I think buyers and sellers will be equally sceptical of any vehicle for sale and transfer that they fo not understand.

No smoking of any kind and my no illegal activity clause means illegal under state or federal law.

If you see a property running at 70% or 30% expenses, then you know you either have a value play or an owner who is understating his expenses.  

If you renew put them on a M2M so you can terminate quickly.Your other option is when you renew raise the rent to the maximum you can under state law.

Understating how people buy and hold, or flip has me thinking I could too join the field.

@Dawn RoofMore times then not the gross income will be over stated and the expenses will be under stated.  

The value of a CPA with real estate knowledge should never be understated.  

My numbers I think are understating the value, a Fixed up Duplex comp right next just sold for $450k.Thanks gents!

Then the next section under states that "other rooms used for sleeping have no ceiling height or size requirement."

The best approach is to get an opinion from a securities specialist attorney as to what you can and can not do and if what you are doing is exempt from registration as either a private offering or intrastate offering, as well as any requirements under state securities laws for the states the properties are located in and the investors you approach reside in.You will also want the attorney to provide an opinion on your potential liability and how disclosure of risks, returns etc. via an offering memorandum may limit your liability.