But at the end of the day life is so much easier when you don't have to drag someone into court over a civil suit or send letters back and forth between attorneys reminding someone of what's legal and what isn't.

We plan to vacay and scout out the area for our own future rental property.I would think a good property management is key too, if it's a few hours away.Or at least an infrastructure to "clean"/ inspect between visits.I have seen many different contracts. some just a page, some a novel.I have seen relaxed landlording based on the honor system.I have seen strict landlording with RULES and REGULATIONS.I have been in homes, where stuff broke and they were able to fix it right away...that is my biggest issue b/c this lake is 2+ hours awayOne vacay home had a local residence to help monitor their guests (us)

disclosure disclosure disclosure.my brokerage limits the number of my own 100% commission deals.I think if you have a partner one should have license, and the other not (to do off the market deals easier)that's my 2 cents

I prefer to acquire as an investor, but, I am licensed, so if it was easier to list, I'd do that. 

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I wish there was a good alternative owners can use on a scalable basis to owner financing, contract for deed that was contractually clean and free of blowup risks and Safe act legal??

It certainly makes things clear and easy to understand and a little easier to enforce but it is not a requirement to create a binding contract.

You'll have cleaning and replacement costs after each turn.

These notes and real estate are usually liqudated at the first opportunity to acquire marketable securities that are easier to value.

thank for the info. i meant tax exceptions and writes off lol. but how would one go about using a property thats paid in full clean title as collateral. would it be better to take equity out the home (while its being rented) or is there another way to finance the purchase of another property using the existing one as collateral.