We found ourselves wasting an obscene amount of time doing our due diligence where we doubt that the vast majority of bidders actually understood the costs involved in the rehabs.

However, there are some drawbacks to putting a rental property in a trust - first setting up a trust can be expensive and involve a lot of paperwork, the rental property may be subject to rent control and liability insurance may be more expensive for a trust.

I wonder how involved would I still have to be if I hired representation?

The local branch manager got involved, couldn't understand what I was explaining either, didn't want to admit it, and got defensive and shut down when I tried having my attorney explain it to her in a different way.

They both involve sourcing deals.  

I'm struggling to find a good example that doesn't involve shared laundry.  

These have a much higher CoC ranging from 18-30% depending on how involved you are, the property specific and its execution from a design/amenity standpoint to management.  

I am trying to get a quote from Mercury for our sister home not rental but Mercury seems to deny it because the home is old built in 1969 in Elk Grove, CA.

If there is a loan involved, the trustee name will also show on the security instrument. 

The government does not want you to have any day-to-day involvement in the investment.