Hello @Dalton Thornsberry,Instead of pre-determining the type of property to buy, I recommend focusing on your financial goals.

It would allow you to take over the properties at a monthly rate and guarantee the seller you will finalize the purchase by a predetermined date.

The accounts are used just like the very basic envelope system of money management, with revenues being disbursed to the different accounts monthly, at pre-determined percentages.

Or 5-year lease option with $1k fee, monthly rent, and agreement to utilize my own funds from sale of my house for updates and then purchase the house within 5 years for the pre-determined ARV.

Quote from @Christina Cryer: If I understand correctly, your business (the holding company) would have five accounts: Income: A general purpose account where all business revenue is deposited.Profit: The account that holds the predetermined percentage of revenue your business takes off the top as profit.Owner’s pay: The account that holds the percentage of income used for founder(s) to pay themselves a salary.Tax: The account that holds the portion of business revenue allocated to pay taxes.Operational expenses (OpEx): The account that holds remaining business revenue not allocated for profit, owner’s pay, or taxes that’ll go towards covering business expenses.Your LLC would have an operating account to handle income and expenses.

I would like to establish a pre-determined increase for those messy guests and require pictures, etc., I'm just having a hard time deciding what that increase would be.

Meaning they usually have their parent’s predetermined budget in mind, so cheaper is better.In most cases this means you won’t need to dump in a lot of funds for updates- just the basics that are in good repair usually work.

Has the potential to get a bit messier than a flip which is a relatively short term endeavor and the primary exit is already predetermined. 

@Travis Timmons yes I agree with your comments about “active” investors.You have forgotten about the passive investor who gets a new cabin/home or duplex built for him at a predetermined price.

This gives you the flexibility to buy it at a predetermined price after a set period, say in 5 years.