I have been involved with self directed accounts in a number of ways.

The situations where land and/or vacant buildings were owned prior to 2018 are usually the most complicated and typically involve the a little more tax risk application of the OZ rules.

I would proceed very cautiously when zoning is involved. 

I deal with the monstrosity known as the NYC building of department as well as smaller municipalities like in my hometown of Yonkers and there is a wide variation on the time involved and what they require.

Multiple subcontractors would be involved. 

Sometimes it gets people off their bark-a-lounger and involved but many times people spend the money only to find out they need one on one help through a couple of transactions to have the knowledge and confidence to actually be successful.

I can buy a liveable, 2-bedroom, "Class C" house (no fancy, no frills, just clean, safe, and everything works) in my town for $14,000 "all in". 

She was quiet and ignored my reminder on rent/ deposit until I served the 2nd 3 day notice on Sunday.She was fuming and claimed the notice was illegal and demanded a discounted rent because the condition is so bad (not clean upon move in, leakage from fridge, kitchen faucet leakage that he had to fix herself blah blah).

Tenant is very clean and does not bother me with little things BUT he smokes right outside front door even though it is in his lease that "smoking is not permitted on premises".Question: Is there a way to have him sign MY lease but only as M2M? 

LolI’m looking to be more involved here on the forums to learn from people with more experience than I have.