I find this screens out any guests that could have issues and lays the groundwork for a great stay.It also weeds out folks (in our case) that aren't understanding the distance to town and certain activities in our area.

@Nadia Jones Starting and running a fund is a separate business because it's something that you need to actively market for and regularly work on attracting capital to invest in. 

In fact, many, though not all, of these “experts” are washed up and no longer active in the market.

Also, are you actively tracking the two year outcome of every "wrap/subject to" that you do, or are you relying on hearsay about outcomes?

Additionally, filing establishes a record of your business activities, which can be beneficial for future deductions or tax compliance.This post does not create a CPA-Client relationship.

It seemed like a safe bet.

However, with less than 10% of realtors actively investing, it's crucial to vet them thoroughly.

Instead of trying to actively manage investments in singles and doubles have you considered investing passively in syndications?

I activate them with my email, but tenants have to use their own subscription to the premium streaming services. 

If this current realtor isn't getting it done for you, I have a broker/PM that fits that description that I can connect you with if you'd like.There are also very active investor groups on Facebook if you want to try the FSBO route.