If you are doing wholesaling then you are going to be taxed as a real estate dealer.

The most "infamous" recent case involves a developer who bought as a dealer and with the last crash ended up owning the property for 12 years and his exchange was questioned and denied.  

Thank you @Theresa Harris, @Matthew Irish-Jones.

If he was a big time dealer, that was making big money, what are the chances that he changed his ways and will now hold a job making $10-$12/hour instead of dealing again?

State law is what would determine your status as a dealer.

I just don't want drug dealers or sex offenders in my property, whether they are 14 or 114....

The tenant should not see me as an "investor" any more than their car dealer or grocery store being thought of as an "investor"

You need sales, service, repairs, or parts you can come to my dealer.

That's literally how banks and dealers make more money off you.

Having been in the FACTORY BUILD HOUSING INDUSTRY for 3 decades and having done just about everything that can possibly be done to them during that time as a general & manufactured home contractor, dealer, RE broker, developer, investor and property manager they still can't escape the stigma of being a TRAILER.