Deegan and @Arda Bircan There are technically 7 Tests for Material Participation (but 3 that are most common) -> the individual 500 hour mark, that the activity of the individual is substantially all, and that the individual participates more than 100 hours + no-one else spends more time than them.Litmus Test: Are your hours integral to the operationsThe hours that qualify must be substantially all hours and have a legitimate impact on the rental activities.Activities that generally count: showing the property for rent, taking tenant applications & screening tenants, preparing & negotiating leases, cleaning & preparing the units for rent, repairs, and improvements, managing the construction, purchasing supplies & materials, inspecting the property, responding to tenant complaints & inquiries, collecting & depositing rents, evicting tenants, writing & placing advertisements, and working on your websiteActivities that don't count: education & research, investor-type activities, and travel time..

One that helps lease creations, screening (background checks, etc), and possibly even the advertising on different platforms like compass. 

Landlord insurance protects you from unforeseen liabilities which relate to your operation of the property as a rental (i.e. advertising injury, someone slips and falls at a showing, an invitee of your tenant gets hurt on the property, etc.). 

You create your own business image and branding including advertising.

Are you falsely advertising and being predatory as you state “try and help you save their home” - how can you help them save their home, or you trying to get them to sell you the home at below market rate.

All I am saying is with any investment, do your homework and if something sounds too good to be true....If anyone wants to pm me with questions or for more insight into our area or the section 8 program (which these companies seem to be heavily advertising with) and some of the changes the program has seen locally in the last year, feel free to reach out. 

I do have experience in web development, search engine optimization, writing copy, advertising, design, and user experience.With the rough numbers that I have so far, replacing and exceeding her income appears viable - Of course this is with financing, and a trusted friend joining as a partner. 

A property is placed in service when it is available and able to be rented, and you have in some way advertised it for rent. 

What's a reasonable amount of time for a property management to tour, provide quotes, and get a property advertised for rent after a tenant moves out?

They all should be prosecuted (they are already outlawed).- The same deal advertised with 10 different pricesWholesale deals should NOT be advertised to the public.