The title co. commonly does the negotiation/facilitation in place of the agent, for the last few years anyway, many won't do them any more. 

The Courts have come up with their top fifteen items that they look for in determining the status: Taxpayer's purpose for acquiring, holding and selling the propertyNumber, frequency and continuity of salesDuration of ownershipTime and effort expended by the taxpayer in promoting salesTaxpayer's use of brokersExtent of improvements and subdivision made to facilitate salesOrdinary business of the taxpayerExtent and value of the taxpayer's real estate holdingsExtent and nature of the transactions involvedAmount of income from sales as compared with the taxpayer's other sources of incomeTaxpayer's desire to liquidate landholdings unexpectedly obtainedTaxpayer's overall reluctance to sell the propertyAmount of advertisingUse of a business office for salesTaxpayer's control over any sales representativesOf these, the most important issue appears to be the number, frequency, and continuity of sales.

Purchase price: $780,000 Helped facilitate the transaction of a medical office investment condo for our client who was in a 1031 exchange.

I'm a hands on guy and would love my first investment to be close but am not opposed to buying out of state and hiring a PM company to run the property.I'm looking to network with so cal investors that are actively investing here in so cal that would like volunteer help or additional down payment money on an investment.I'm looking for so cal investors that are actively investing out of state and can give me contacts to professionals that can educate me on market conditions, point me in the right direction regarding different cities, and facilitate purchases.I'm glad I stumbled onto this sight and look forward to learning and sharing with the community.

Same neighborhood to facilitate management,...

If this is correct, then the fact that your parents are on title was merely to facilitate borrowing and they have never been reported or treated as owning the property.

I facilitate one monthly.  

hi Scott Thanks for the reply.Do you invest only for yourself or you facilitate deals.

Another issue is that this really gets closer to facilitating a sale requiring a license than does simply using an option, assigning it and getting out of the way.

If my assumption of your post is correct, I could slip between a seller with no time to find and manage his/her property as a biz before selling it at a good price(-cost and hassle of realtors) and passive wannabe presently unqualified home buyer and essentially manage the lease and facilitate the eventual purchase.