Note investors are very giving and sharing with information unless it entails their note sources,  which is understandable because everyone completes for the best notes and exclusive contacts.   

Which entails whether you will be active or passive with your investment choices.

That would entail making an offer with different options like, $100k all cash or $110k with an owner carried note of $80k at 6% interest, seller picks.

If you want them to say yes, what do those options entail exactly?

Portfolio lending allows you to close in the name of an LLC but entails less favorable terms. 

I am very passionate about real estate and love what it entails.

It sounds to me like you are doing a lot of research to figure out your plays, not at all passive income, but I really would like you to elaborate on what you do so all of us can think it through with a better idea of what it entails!

Anyone who has done substantial renovations, what does the process entail?

And if she does move out before 12 months, I can keep her move in fee.I am not predatory and I don't want to be shady to any of my tenants, but I realize that I could take advantage of them and they might not understand what this type of agreement entails. 

@Christopher Phillips,What do you mean by applying for a non-resident license and what does that entail?