Since moving out, the husband developed alzheimers and now everything is being handled by the wife who is not use to handling the landlording, and also seems now to have medical problems.She told my brother and sister in law that she needed to sell the house.

It all matters what the laws are in your state.

It's a beautiful building which served as a retirement home until fire restrictions and laws forced it to shut down.

I personally prefer to be in control of the transaction and there are no laws against, so I want to see my name on that check.

Having done this twice already and getting ready to do it again... the SEC has some very specific rules about these kinds of things.Most of the rules captured under a generic term called 'Blue Sky Laws" deal with how you approach different levels of investors...

I think most landlords who only own 1 sfh never intended to be landlords or investors. most of those ended up with the property either through family or buying a new place and not being able to get rid of the old one so they rented it out. if you do manage to find any that are investors you may need to change the sales pitch, first theres 2 things that annoy most people1) cold calling ..better be careful with that one since the laws changed, i have all of my numbers on the national do not call list and violators can be sued2) door to door sales....ummm yeh..again careful with that too depending on your state laws you could end up with some bullet holesif you decide to make a few calls, make em to places with more than 1 rental ad, those tend to be your investor typenext, business minded people want the facts, how can you help THEM, how will you put money in their pocket?

Each state has different landlord/tenant laws, but I'm sure yours would not allow this and would probably leave you liable if you did do it.

The legal theory is that the corporation/LLC is a different legal entity than the person who owns it, and thus representing that entity in court is the practice of law.

I'm sure he/she was referring to an assistant.Of course laws differ by state, but I know that here in Tennessee the law is very explicit about what exactly you can and cannot do without a real estate license (this comes up all the time, since busy agents often hire assistants and it needs to be absolutely clear about what they are allowed to do and what must absolutely be done by the licensed agent).

How you hold isn't going to impact your taxes (generally) and may make your tax filing more complex, and seller financing is going to make it complex enough.If I were starting out now I "might" set up LLCs and use one LLC for every 3 properties, but I might just do it the way I've always done it.Good luck and welcome aboard.Depending on your state law you may find that outright sales, with low down and easy qualifying, are easier to do than L/Ps.all cash