The difference distinguished between dealer and investor is that a dealer purchases property primarily to resell it.  

After doing a little more research it seems that portfolio lenders are my best bet for my situation at this point.I am new to all this, can anyone tell me how I can find portfolio lenders in my area and how can I distinguish between a regular lender and portfolio?

For each property, I want to have a folder or binder with actual hard copies...but I need help distinguishing what is worth keeping and what isn't.Thanks in advance for any & all advice.

But as a general rule, zoning classifications distinguish between SFR, 2-to-4-unit properties, and 5-units-and-above property.

Sean Kelly I think the biggest risk is that since it's not your town it might be hard to distinguish the C from the D areas.

We are also advocating to have the tax imposed only on rentals that are rented for longer than 100 days, and for a bill that would distinguish between different rental markets.The legislators need to hear the voices of homeowners!

You have to think about how you are distinguishing yourself from the other so-called investors contacting them about their house.You are providing a SERVICE: No headaches to them, CASH in X days and they can move on with their lives.

That's what distinguishes it from Investing IMHO.

I guess realtors distinguish themselves and offer value Added services.

I have lots to learn in order to identify and distinguish great deals from bad decisions.