Since we don't use Padsplit and manage everything ourselves, we simply call it co-living.

You do not operate a trade/business - they you avoid 1099s, but neither can you use business overhead deductions.Disclaimer: you cannot simply claim to be running trade or business, it's not some checkbox election.

After some time, she finds my personal address in trust and continues to insist I don't own my properties (she is not entering the correct address - there are several towers in my rental and she is assuming one and I own in the other).  

Granted, I am sure most are simply deleting their emails, but that is a big database of people that have either taken the course or raised their hand at one point to learn more about the company. all this RE training is just based on MLM  presentations and such..

Simply buy a property every year or two if you can.

Knowing what i know today, I always encourage new investors to do their first investments with professional guidance if you can find it -not so much the guru courses, but a personal approach from a genuinely experienced investor in the market you are entering.

And always have the ability to fire a builder and pay out for work (which is why you don't want them to front load the contract) in case they simply aren't producing.New construction seems risky. 

@Ryan Daulton, as you can probably tell from the replies, "having a partner" means different things to different people.Like Nathan noted, entering into any type of partnership, where there is communal ownership of an asset, is a lot like finding a spouse.  

You could focus on entering smaller or less competitive markets where your capital goes further, such as investing in affordable multifamily properties or cash-flowing rentals out of state.

If you were simply leasing the home TO an assisted living business, it would be a different story.