Based upon the advice and epiphany provided from you and @Frank Wong, I’m currently changing my mindset and process to conduct all business transactions in good faith.Thank you for your input, Brandon.

Does rental property count as “transacting business?”

They should not be venturing into this territory since they do not have the skill set to safely do the job. 

Somebody always has to put some money into the transaction, but it doesn't have to be your money.

On the other hand I do about 50 transactions a year.

It takes less than 2 weeks to find a qualified tenant and process them through a rigorous tenant screening process.Even in situations where there will be some re-painting and some renovations, the tenants are just happy to find a secure, good apt in a safe and trendy neighborhood.When I build my Business Plans, Vacancy cost is projected to be ZERO in my investment localities.If a friend or relative invests in a different location, then I look at the asking rent versus the Fair Market Rent (FMR).If the asking Rent is approximately the same as the FMR, then, depending on the vacancy rate of the target area, I would estimate 1 month vacancy allowance.IF the asking Rent is significantly below the FMR in a highly dense locality, then there is no point on adding a vacancy of any significant value.I once had an apt with a FMR of $3k per month.

Buying a property at auction without an inspection is about as far from safe and convenient as it gets.

This is not an assumption and the lender doesn't become part of the transaction.

I am an experienced investor who has 75ish transactions going at a time.

Make sure it’s safe, maybe it’s a small deal and no big?