Hi everybody, I have become close with a seller who is looking to sell the rest of his portfolio to me and is willing to work with me on the terms.He will make it so the properties will at least brake even on the cash flow side and only wants 10% down. 

So make sure the reasons aren’t protected reasons and be prepared to defend those reasons to the government. 

If so in what way? 

That's so cool, @Alecia Loveless!

Under the IRS rules, a person  qualifies as a real estate professional if: (1) more than one-half of the personal services the taxpayer performs in trades or businesses during the tax year are in real property trades or businesses in which the taxpayer materially participates, AND.....(2) hours spent providing personal services in real property trades or businesses in which the taxpayer materially participates total more than 750 during the tax year.Like @Greg Scott and @Russell Brazil mentioned above, I don't believe that you would qualify as a REPS, but if you are going to try it, make sure you document it very well (i.e. with some kind of proof, like time cards, mileage forms, and/or receipts, etc.) so that just in case you do get audited, you at least have something to provide to the IRS agent. 

He’s providing no parts, so it’s strictly labor.

So I pulled the trigger

(Remember that I work in the Poconos market, so your market may differ slightly.) 

I have heard of the flipping blueprint so I will probably try that one next.

If they realized it gets sent in an email as a pdf to me, they might not think it was so secure.