When I had my traditional HML company and 100% of our funds were investors

Banks don't lend so little on traditional mortgage and hard money lenders don't go there , so no option for average Joe to get a qualified mortgage or for Jim the Handyman to finance it.

Like you said , anyone can check the history,  I do have cameras installed and I do check twice weekly, it's not too far from my primary home . im a first time investor, is it ok to DM the listing to see if I'm missing something?  

Can still use the $250k primary residence deduction per spouse on capital gains.  

Quote from @Antonio Vega: Our primary focus is empowering real estate investors by providing up to 100% funding for their real estate projects.

I have found that I get more appreciation on the single family house because I can sell it to an investor or as a primary residence.

There is such tremendous demand for inventory in EVERY niche - primary residences, LTRs, MTRs, STRs, flips, multi, absolutely everything. 

From their point of view they're seeking three primary things:Access to capitalControl of their dealCost of capitalThey likely have a lot of the first two so the only motivation they'd have to accept your money into their deal is either the third bullet. 

@Charles Kao I believe he means attorney & Title Services that are familiar with non traditional or creative Transfers or Sales of property that don't include Banks.

Best thing to do is buy it as a primary or second home and then transition out into a rental.