I disagree with some on the side of "wholesalers are unlicensed realtors", not because of legalities, but because a realtor's motivation is not typically, especially in a bull RE market, to price with the investor in mind, but to price as high as possible to necessitate a sale, thereby leaving many possible buyers priced out. 

(Join your local REIA, stay active, and be ready to file your own lawsuit should the situation necessitate it.

What do the cards say that would necessitate a disclaimer?

Likewise, transforming the main house into {4} apartments or condominiums would necessitate a similar or greater sacrifice to meed modern fire codes and to insulate and install separate HVAC for each.  

Even by right, in MD you're still looking at 18-24+ months to get a subdivision approved and engineered.Owner financing is almost necessitated in this instance; or at the very least tie it up with a deposit and close when the approvals are completed.  

@Cal EwingIf you are trying to grow the U.S.A. side of your business, you will most probably want to retain earnings in-country and not be forced to repatriate them back to Canada - the currency exchange back and forth would only line the pockets of the FX folks and the additional taxable events will only make the IRS and CRA happy.To do this requires some form of entity in the U.S.A. and will necessitate filing taxes there.  

Tenants move as necessitated by life and have no regard for a lease.

So then, am I correct to assume the difference in terms of what necessitates mandatory disclosure between the investor who negotiates/purchases the short sale from the lender with the intent of simultaneously reselling it (simo flipping) vs. the investor who negotiates/purchases the short sale from the lender that plans to resell it at a later time is that the investor who does a simo flip knowingly negotiates the buy solely contingent on having an end buyer secured well before the close that has agreed to purchase the property at a profit above the price the investor originally paid and therefore MUST disclose all details of the transaction to all parties involved?

Summary ejectment procedures must now be handled in district court rather than magistrate court necessitating hiring an attorney to evict a lease option tenant for breach.

My take: Something is going to break if the Fed keeps rates that high for that long, necessitating Fed rate cuts.