But if using a deck over paint then I'd go gray(ish).

Currently using a 203k loan - Not a bad option but will reduce your options with contractors which can make doing a complete rehab tough.

The newbie may have as good a chance to find a unicorn as they do a RE that will not be cash flow negative using a good estimate of costs.So look a little drive away. 

I started out in 2010 using a property management company.

. #1 and #2 on your list sound like information that the property manager is using as justification for poor performance.

If you're using a double-close then you're likely making $10k+ on the deal anyway so that wouldn't be too bad to get the closing to go through.

I'm not saying that using a trust is illegal, it's not, the question is, why is a trust being used, what are the intentions?

Yes, I skipped posts after the second, using any entity is still going to be a violation, don't think you're going to hide behind doors as you're still behind that door using a ploy for the purpose to circumvent the restriction.

Just accounting is a small part but pair that up with alternate asset investing strategies a(aka real estate one example) and you become much more powerful than just a simple CPA.I do my own accounting using as much technology as it's available, and I find it very easy.

Using a simple dollar return on hours spent may be a superior analysis tool if time is the dominant factor in your decision set for new projects.