Being able to use leverage int the 401k without UBIT is attractive, and thanks for the heads up on the trade or business aspect.

The IRS defines just two types of passive activity: trade or business activities in which you do not materially participate during the year; andrental activities, even if you materially participate in them, unless you are a real estate professional.It would be highly unusual for a person to meet the first definition: Own an SMLLC engaged in trade or business yet not materially participate in those activities.The second type of passive activity defined by the IRS, however, is often relevant.

I'm a strength coach/personal trainer by trade, but I really want to get started with real estate investing!

Most people start out with more time, and as they become successful begin trading time for money.

You may find an agent who would trade access for some administrative help.

@Ryan Smith - anyone who's in the investing or "associated trades" businesses are good to ask - Contractors, Printers, even Motor Mechanics who fix the realtors auto's may have had a chat with these guys in the past.Look for the properties for sale in your local "Investor" area's, and take down a few names from the "For Sale" signs.Try also checking the St Louis Realtors, not too far away from you I think?

@Richard Markray Welcome to BP, always glad to talk shop if you have any questions you'd like to swing my way.

If you don't mind trading a few messages with me, I'd like to talk to you about your processes. 

I just join the site and would like to start being a home investor , I an skilled trades and would like to cross the line of being a skilled trades man to being a housing investor. 

Hi @Morgan HankersonYou definitely have the right frame of mind in seeking a mentor - a seasoned local investor can be invaluable in helping you learn the tricks of the trade here.I definitely struggled to find some great mentors myself, however, and I think that my experience could perhaps be of value to you!