@Matt Leber What do you classify as mid-tier rentals?

I did put one in a 3rd floor unit which has been successful but its classified as efficiency apartment-any larger of a footprint I think the cost would've been prohibitive.

if so, then you are exempt.despite your modifications, it sounds like your townhouse is still classified as one unit for tax purposes, so this would classify as a house hacking situation, which is exempt.

Most would classify what we are doing as another job (or primary if you’ve gone all in). 

I’d classify it as a policy failure anyway .

Although wholesaling is a perfectly legal activity, you should avoid doing anything that may be classified as unlicensed real estate activities.

Just doing a STR without providing substantial services is classified differently (ie residential real estate).

This forum has in person investor events in the Classifieds /Events & Happenings section, with geographic location in the drop down menu. 

How you classify such cost however can have a material effect on perceived investment performance.If you buy a foreclosure rental property for $70,000 but that requires substantial work done to get it into a livable/rentable condition -- say it has a torn roof, busted tiles/floors, needs a new ceiling etc.

Months ago you started posting in craigslist, eBay, forums, you ran ADs in the Free Classified AD Websites (google that you'll be amazed).