Plenty of good, normal people have gotten caught with substances that are largely legal now but weren't always so legal.

I wrap them in tar paper or brush on actual tar or similar substance.

It's the substance of the transaction, not the structure.So, the inquiry becomes not whether you are representing others and engaging in 6 defined activities but simply whether you do 2 or more deals involving real estate in 12 months. 

I'm debating if to start with them because I've been trying to do my own research but I'm not finding anything with substance to actual help me start. 

He may have a substance abuse issue but I have no proof of that and he is unemployed I believe. 

Familiarize yourself with the Fair Housing Act, which prohibits discrimination against people with disabilities, including those recovering from substance abuse.

I don't allow tenants to smoke any substance, or vape, inside their units, garages, or outbuildings.

So, if they offer anything of substance I would take the bird in hand and walk away ahead without dealing with any hassles for months.

Another issue specific to multifamily in Brownsville is that eventually someone will definitely be using your units to stash illegal substances or illegal people.

This is a very appropriate analogy because she also told me that  almost every time she takes a shower at her new place, she has some gross brown substance that leaks from the ceiling in the shower....LOLOLOLOLOLOL.