But, I do believe they take Title to the property.Perhaps the key is structuring the Note/Lien accordingly. 

Key differences I see: Much higher rentMarginally higher fixed expenses around $525Marginally higher variable expenses around 725 - as it is an older house, as are all in westchester, frequently more things break, keep a larger repair budget available.If you are living in a unit then you would be on the hook for about 2545 (2345 + 200 missing cashflow). 

I have been leaving a lock box on site with the back up keys which are not issued to tenants.

Your strength is clearing/leveling land and giving another investor/home owner a turn key lot ready to build. 

Is there number or two that are key "decision makers" on a deal? 

Closing into a trust is nice but not essential, the Poa, seller affidavit etc are key and needed.

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I shoot for minimum 12% if I am buying something that is pretty turn-key.

And it sounds like that's your intent - to hold and build on it for productive use.So the key is simply that you make sure to purchase at least as much you sell if you want to avoid all tax. 

It is a turn key cafe.