Everyone I've known locally who's invested successfully in lower end rentals around here and in any sort of volume has treated it as a full time enterprise, whether they start out that way or I think more often, start out doing it part time, usually in addition to full time work, or as an addition to a career as a real estate agent or similar, rather flexible career where they aren't locked into a 9 to 5, 8 to 4, etc type job and IF their rentals prove to be a successful endeavor, they'll then jump into it as a full time business.

The Howey Test is the litmus test for a security:Howey TestHere are the main elements:-an investment of money has been made-in a common enterprise and-the investor has the expectation of profits, which profits are expected to arise solely, or substantially, from the efforts of the promoter or third partyIf you're pooling funds from a number of investors who are or are not family and they're relying solely on your efforts with the expectation of a profit you likely have a security.  

The long term goal is to build a network inside a large buy/hold portfolio to be able to set up other enterprises and P.E.O (billing, land scaping, rehab etc).

You should discuss this with your mother's attorney before starting a new business enterprise.

In our markets in order to make commercial development work on the scale that you are talking about, you have to (a) tie up the property via an option agreement (b) work on your development plans and find the tenant or use for the property and then (c) work the Fed, State and City to provide historic tax credits, tax abatements, enterprise development zone credits, etc. 

They notify in real time when someone goes in, and I set the times the properties can be accessed. its the same idea these people Cant to go enterprise and scratch up the car and say, sorry its on you.

This was a full-time enterprise. 

Here is a process from our clients: (posted with permission)- Start a document management portal for each owner like dropbox, box, google drive and give them access- when you receive the bill create a pdf and add them to each folder- download the excel file for the submeter- import by each tenant/owner QBO or Pro or copy and paste in QuickBooks Accountant or Enterprise version- create automatic invoices in QuickBooks if you are using premier or QBOWe highly recommend QuickBooks Accountant or Enterprise version - be smarter and the job done faster and avoid errors.

I know one builder who wants to build a apartment complex for more employee housing and have them commute to Jackson, Also. enterprise car rental is looking to start a van pool to help with the commute.

Claudia:I highly recommend Sam from C-Gate Enterprises Group. 305  302  2767.