These may or may not be legal some places, or there may be strict guidelines you need to follow.

My question is, could I live in Virginia and wholesale virtually out of state legally without a license.

So, the seller's might not even be legally tied into any kind of sale.

I am looking to find the optimal tax and legal structure to optimize his situation.

I'm sure that is true, because most mortgage companies aren't going to go searching for issues when there aren't problems - but in the truest sense of the word this is loan fraud and I'm just not up for it in my portfolio.I did hear from a friend of a friend type that she was able to close a subto with a small local bank somewhere in Georgia (property was also located there) because of a long standing relationship with the bank. 

That could just be the dialect used in the midwest where I am.There is a big difference in industry knowledge between a residential agent that can legally do tenant rep work, and full time tenant reps.As for next course of action: I tend to be a pretty straight forward guy.  

Also, they can help you understand the legal and administrative landscape, especially concerning Ohio’s property laws and rental regulations, which will be crucial in managing your properties effectively.

I currently use Livable for submetered water/sewer/trash billing, but I would like to switch services due to constant billing issues.

Finding maintenance issues prior to them becoming a larger problem (water leaks, pipes, roof etc.).

In footnote 35 they talk more about how it's not really being addressed in this case because of procedural/timing issues with the Commissioner's motion.