You need to prove material participation. 

Here's a bit of detail on a data-heavy view if you're nerdy like me...When selecting an out of state market for multifamily buy and hold, I wanted data-driven reasons (even if I ended up picking one where I have a family member etc). 

Also, most sponsor's make their money in their hurdles/waterfall structures upon sale so that also gets eliminated with mobile home parks because they tend to be 7+ year investments and primarily cash flow driven.

(which COSTS money)accumulating organizing and presenting material and information in a  way that is easy to understand.

A concurrent conflict of interest exists if: (1) the representation of one client will be directly adverse to another client; or (2) there is a significant risk that the representation of one or more clients will be materially limited by the lawyer's responsibilities to another client, a former client or a third person or by a personal interest of the lawyer."

If the general population is willing to stop using it, why blame the gurus (this is not a justification for outright scams or material misrepresentation)?

The Agency’s investigations are complaint driven, so we rely heavily on the public, and our licensees to bring these individuals to our attentionI am pretty sure the real estate laws read almost verbatim in each state its just up to a state if they want to follow up and chase this stuff.Oregon is a small state with only 3.5 million people total. and when they get on something they will go for it.. but like she said they only follow up on complaints..

She went on to say that they are on it.. but its complaint driven.. so they get a complaint they will follow up and if its shown that someone is just trying to market a property they don't own regardless of the excuse I am just assigning a contract or what have you they will get popped.. first offense is cease and desist letter and small fine.. big player that gets caught that will get more serious and moves into a felony type thing.. but that's someone who just says screw it I am doing it anyway after already being caught.so basically in our little state you have to close on the house take title own or have an ownership interest clearly denoted in the vesting entity then you can sell your own property without being licensed so you must get on title FIRST before you market anything short of that is not legal.Its pretty much that way in all states if you read the statute's  just really depends on who wants to enforce.. to my knowledge  Ohio  FLA  CA  OR  NV are the most strict but there could be others.

It depends where you're located though-we live in Aspen, CO and people are constantly redoing second homes that have had very little use and donating the materials to Restore.

Rough NumbersTimeline: 27 daysLabor: $14KConstruction Materials: $10KFurnishings (Including Appliances): $6KTotal Rehab Cost: $30KI actually documented the rehab in 3 videos which are on youtube if you are interested.