If there’s any financial advisors on this forum that specialise in this sort of thing, please reach out to me as I’m looking to engage professional services.

I like the vinyl planks that look like hard wood floor. 

___Chapter 4735: REAL ESTATE BROKERS4735.01 Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Enter my curiosity on luxury vinyl plank.

Equity appreciation(2) Inflation hedge(3) Leverage(4) Mortgage amortization(5) Tax deductions and or deference(6) Rental IncomeHolding a mortgage note has the following benefits(1) Interest income (2’ Remote possibility of foreclosing on property and ending up with increased equity.What makes notes attractive is that by engaging in hard money lending, or purchasing notes at a discount to unpaid balance, investors can obtain a rate of return significantly greater than the ongoing rate of return obtained by investing in real estate equity.

As far I understand it, the IRS will not engage because it is more costly to them and time consuming.

The "tenant" quickly left in his car again.So, someone engaged in an obvious scam has broken in, installed new locks and is illegally occupying their property...

I should hear the realtor out (as an early step); I just would like to be a bit more researched before I engage.

For all of the reasons discussed above, executing a real estate deal via text isn't the most strategic move in every engagement, but yes it is possible to form a legal agreement over that medium.

@Cynthia HarrisonIt's advisable to direct specific questions to a professional you've engaged who can have the deep conversation with you regarding facts, circumstances and goals."