If not, even though you are a re pro, losses are passive & deductions are limited.There are 7 scenarios that will qualify as material, and you only need to meet one:*500 hours*Substantially all participation*> 100 hrs and at least 1/2*Significant participation*5/10 years*Personal service activity w participation in last 3 years*Continuous participationTo materially participate, you must be involved in the operations of the activity on a regular, continuous, and substantial basis.Once you pass the pro test, the material participation often comes along for the ride.You can elect to aggregate all rental real estate for purposes of measuring material participation under Sec. 1.469-9(g).Your time spent on all your rental properties (STRs don't qualify) counts as one activity, making it easier to materially participate.In order to make a strong case with your CPA and the IRS you need to document your hours.Best practice is an hours log where you are as specific as possible.

Is it possible to do an escrow holdback without raising the purchase price?

Also, solar companies typically continue to raise their fees in the contract each year it is owned.

It appraised for 115k more than I bought it for so already have six figures in equity - will increase outdoor parking and raise rents over time.

Why not be the Guinea pig and test it out for us and let us know how it goes. 

Should I just raise it a little per year to get it closer?

Once guns are drawn or fists are raised, it's already too late for a good outcome.

Would your -$1000 decrease in a  few years as you raise rent? 

Less down almost always = higher interest rate.Second part is raising the equity from investors.

Test and go!