I never used it but I would search for a group that has a count of 16. 

Does the time and effort behind designing, permitting, and building the ADU count towards the REP status?

Macro Trends vs. 1% RuleThe 1% rule is handy but not a dealbreaker if macro trends like population and job growth are strong.

I have been devouring books by Brandon Turner to get a better grasp on a macro view of the theories of real estate investing .

This poses the opportunity to acquire a distressed property today, spend the next 3 years to fully stabilize the property, capitalizing on the coming spike in rent growth, falling vacancy, falling interest rates, and compressing cap rates for multifamily real estate in the D.C. metro, as well as the option to hold the property as a safe and lucrative long term investment given the macro factors coming to Washington D.C. and the fundamentals of the multifamily sector.Cap Rates, Interest Rates, and the Best Sellers to Target to Get Deals DoneMarket Cap Rate, DC Metro, (1/7/2025) Period Market Cap Rate 2030 5.1% 2029 5.1% 2028 5.2% 2027 5.3% 2026 5.4% 2025 EST 5.6% 2025 YTD 5.7% 2024 5.7% 2023 5.6% 2022 4.9% 2021 4.4% 2020 4.8% 2019 5.0% 2018 5.1% 2017 5.1% 2016 5.1% 2015 5.0% 2014 5.1% 2013 5.3% 2012 5.3% 2011 5.3% 2010 5.5% 2009 6.2% 2008 6.2% 2007 5.5% 2006 5.4% 2005 5.6% 2004 6.1% 2003 6.7% 2002 7.3% 2001 7.9% 2000 8.4% Cap RatesIn the next few months, cap rates on the right deals should be rising, making it an opportune time to buy.

Here's a few things that help me: For macro industry trends, I like the STR Data Lab podcast by AirDNA and Jamie Lane. 

There's micro neighborhoods that do very well, even in a macro declining population.

Count the 10/15/20's.

If you're counting on getting some financial aid for your children's education, you'll want to take a good look at how owning an investment property (negatively) impacts financial aid.

If borrowing against stocks is an option, do they have to be stocks held within the US and/or do Canadian stock investments count as well?