and as a result poor or non-existant collections Several suggestions as starters -you have lots to do!

First off, lenders will want non owner occupied typically, you state you are going to live in it.

ie... non refundable deposit if they decide not to move in or something to that effect...

It seems quite clear (as you have repeatedly stated) that most landlords who are non-RE professionals do not have to issue 1099-MISCs when they pay more than $600 in a tax year for services.

The ones that fit into #2 have probably had bad experiences with wholesalers who:- Were just tire-kickers and never made offers;- Made offers but often backed out of deals;- Tried to get the seller to lower the price after a contract was executed;- Made closings difficult with needing to double-close or some other non-standard transaction.I recognize there are some very good, very ethical and very successful wholesalers out there, but they are a very small minority of the total group of people who call themselves wholesalers.

This also seems to be a decent place to find non-MLS listed properties for sale by local wholesalers and other investors.

What are the most common reasons average, non-investor folks would have their home owned by a trust?

The non college rentals as one might call the rest of the population could stay in your unit many years if they dont want to move.

If the the seller isn't readily providing documentation, it's not because the dog ate it, but because the rents are low or non-existent and because the expenses are high.All that being said, if you have the stomach for low income rentals (I don't anymore), you may be able to get yourself some seller financed deals, possibly with very little money down.

Most of my financing experience has been traditional non-owner occupied 30yr fixed loans, so I haven't done a true commercial real estate loan before.Overall deal strategy in relation to finance suggestions?