Buying for appreciation is not "investing", it's speculation (read: gambling).

REI is just like Poker. ..not because I think of it as gambling.  

Booking.com, Holiday Lettings (UK), Vacasa (rental management company), Vacatia (only properties in full service resorts), David's Vacation Club Rentals (Disney Vacation Club owners sell to the service), Cottages and Holiday Cottages (both in the UK)

We don't drink, smoke or gamble so that helps, lol.

This is my passion, and always has been.Stocks are a gamble.

These investors are banking that they'll make their money back through future appreciation which can be seen as speculation/gambling not investing.

I am from the UK originally but also reside in Orange County so have been looking to invest out of state.

There are a number of Estate Agencies in the UK who are advertising houses for sale in the Buffalo / Rochester / Syracuse areas of Western New York State.

I am a current US Resident but my investor partner is still in the UK so has requested that we form some sort of Legal Entity before we start acquiring properties.From my understanding, we will not be able to obtain financing for a newly formed LLC and transferring the properties into an LLC after purchase will trigger the “due on sale” clause - although I have heard that many lenders will not care too much about this.

That's gambling IMO.