There is no magic words, different situations and people will dictate the conversation.

Is there a software that people are using to determine if something is an A class neighborhood or D class neighborhood?

As the other poster mentioned - make sure you set it up properlyIf you are looking for financing you will pay higher jnterest and higher down payment having it in a LLCMy recommendation to people is for their first few properties it may be worth putting in your own name and have an umbrella insurance policyIt depends on what assets you have.

@River Sava I have looked at Somerville and really like the opportunity there but it's more expensive than I think the other people investing with me would be willing to participate in for a 1st flip.

I get frustrated because most people a) don't stick with this and try to learn it... trust me its easier than first year college physics... but it will take you a few times to get it and after networking with real people doing this or b) they say its seems risky and listen to their lazy/ignorant CPA who by the way has been stuck in they same occupation for 20-30 years... why would you want to take financial advice from someone who is not financially free. 

I'd like to solicit reviews from people who are/have been passive investors with them, especially post-Covid.

This is what a lot of people do.

This is a great place to learn and to connect with people so take advantage of all the great resources.

This is not question but to tell people there's way to finance yourself.

There are third-party admin people that can help you set up and administer your solo 401k for a relatively inexpensive fee it's about $300 a year I currently use one company to do the same for my self-directed Roth IRA.I'm looking to go with the 401 option because I can do a 100% contribution up to $20,500 now.that's just a little over my net in one month on my rentals.