For example a roof might have a 25 year shingle but with monitoring and minor repairs can easily last 30-35, maybe even 40 years!

I strongly suggest engaging the services of a consultant or advisor to assist you with this matter.

It would be worth a consult with a local attorney. 

Shameless plug: I just started a consulting business for the exact purpose of helping new investors get off the ground here in Buffalo.

Regardless a consultation or meeting with a tax professional will provide a TON of value and information but if you're 6 - 12 months out from determining if you'll make these big moves then it might be a bit early.

Key Principles:Mindset and Goals:Think Long-Term: Real estate is a long term play in most cases Set Clear Goals: Define your financial goals and how real estate fits into your overall plan.Finding the Right Property:Location, Location, Location: Invest in areas with strong economic fundamentals, good schools, and low crime rates.Cash Flow is King: Look for properties that generate positive cash flow (rental income exceeds expenses).Consider Appreciation: While cash flow is primary, also consider properties in areas with potential for long-term appreciation.Financing:Get Pre-Approved: Get pre-approved for a mortgage before you start looking at properties.Leverage Wisely: Use leverage (debt) to your advantage, but don't overextend yourself.Consider Creative Financing: Explore options like seller financing or partnerships.Building Your Team:Real Estate Agent: Find an experienced agent who specializes in investment properties.Property Manager: Consider hiring a property manager to handle day-to-day operations.Accountant: An accountant can help you with tax planning and financial management.Attorney: Consult an attorney for legal advice and contract reviews.Managing Your Investment:Maintain the Property: Keep your property in good condition to attract and retain quality tenants.Screen Tenants Carefully: Conduct thorough background checks on potential tenants.Review Your Finances Regularly: Track your income and expenses and make adjustments as needed.Example Action Steps:Set Your Goals: Define your financial goals and how real estate will help you achieve them.Educate Yourself: Read books and articles about real estate investing.

I am not a developer per se but I was in tech field as a project manager/ business consultant.

Yes, to qualify as a real estate professional, either spouse must meet the 750-hour requirement of material participation, where more than half of their personal time/services must be devoted to real estate activities.If your spouse works another part-time or full-time job, it may be difficult to demonstrate that more than half of her working hours are focused on the real estate business.If not, you should qualify as you exceed the 750-hour threshold of material participation.As always, it's a good idea to consult with your CPA to ensure you meet the requirements and can take full advantage of the RE Pro status and the deductions available.

This setup will lead to higher tax prep fees and if you refinance these properties the IRS will consider this selling the property and you will have pay taxes at the end of the year on a property you didn't actually sell.I recommend finding an accountant who specializes in real estate taxation and tax planning and set up a paid consultation before you do anything. 

Looking for some opinions....I have forwarded this to my attorney as well so I am just looking for opinions from those experienced in private money transactions, I know that I should consult an attorney.I own land that I am trying to build out a brewery on in NH.