They also did residential sales, but had a very active investing division.

My state has started to crack down on it as well. they are aware of the issues you talk about the U tubes the guru's etc.. they will follow up on any complaint and if its deemed selling without a license then there will be action taken . which usually includes cease and desist and for first offense modest fine.But like when I was talking to someone I know in the division enforcement here in Oregon she made the point that most professions in an around building remodeling lending etc all need licenses..  

There is a video on you tube that is with the Ohio division of real estate that is very good to watch. https://youtu.be/9fi54S8nwUACheck it out.

Not sure the minimum landlord size but it is a valuable service for our management division.  2.

For example it might pull a comp that is a mile away in a different sub division, in a different school zone, and is not in any way 'comparable' to your home. 

LOL.If for some reason they don't work we will rent them and sell them off as new construction turn key buy and hold.. .might even create a little TK new construction division ourselves..

Do trusts get registered with GA corporations division or SOS?

I've also talked with the real estate division in my state and learned that if we wanted to do the deal with no real estate agents, we are allowed to use the states purchasing contracts even though neither of us are licensed real estate agents.

Close in SE (40 and Division) with corner lot and neighbors gobble up parking in and around property.

If you have a track record and investors that trust you, then you just have to form some type of entity (usually an LLC) and have a securities attorney draft a private placement memorandum and related subscription documents and operating agreement, and you can admit your investors into the LLC in exchange for their capital (and some equitable division of the profits).If you don't have investors, but do have a track record, you need to get out and network with people to find high-net-worth individuals that are seeking alternative investments.