Buying houses (I mean, merchandise) for flips fit that description hence classification of being a real estate dealer and subject to the self employment tax.

If there's a good explanation for why the rental history looks negative, explain that in the description.

I know another   PM  company sends this to their applicants (maybe by email separate from the application or part of application itself):   " Please write a short description of why you would like to live in this  house and how the other people in the household are related to you"I found it useful in the past to know why they liked my house and that  the other people on the application were  the son, daughter, fiance , etc of the head of household

I met a bunch of people at meet ups that taught me a lot and I genuinely enjoy being around because we have so much in common.

…Someone had to do it…however I relate more to the first half of your description vs the latter!

Yes, it can be done online but there are a few simple things that the attorney can choose [or not] that can make a big difference later.PM me if you would like the contact info of a local attorney that is active in our industry.I have my S-Corp as the "parent" and then several LLC's under that for different uses [flip, wholesale, hold, JV, etc]I've found over the years that I don't need the partnership as much as I thought as well.Finally, if you are going to do a partnership, I would recommend having very defined job descriptions for each partner [as in "The E-Myth] to help cut down on any confusion [arguments] later.Another good resource on this subject is Rich Dad Education "The ABC's of RE Investing".

I know of several Realtors that fit your description in Pinellas County.

See if there are any SFR purchased that included rent information in their description.

@Eudith Vacio the main reason to invest there is I met a Colombian that has been there for 30 years and people I meet already invested with him.

Reno took longer than expected but I met a fantastic contractor!