I agree with this answer, people always forget about the material participation requirement that goes in tandem with REP status. 

How do I get an accurate value based on HOA financial health and interior defects?

Your contractor should have at minimum a weekly status update mandatory dictated by them. you need to make sure an in depth scope of work and evaluation is performed especially because you have little experience in evaluating these types of projects.

Congratulations and shout out to my client's for earning Superhost status well within their first year anniversary of acquisition. 

Basically, I just don't know if the status as an illegal garden unit (the lack of ceiling height and zoning allowance) prevents me legally from using the space for anything at all. 

I also don't know if there's a specific process we have to go through with the city for it to be recognized as a duplex down.Basically, I just don't know if the status as an illegal garden unit (the lack of ceiling height and correct zoning) prevents me legally from using the space for either of these ideas and legally, or if it's just dead space. 

So if you have need for a liquid emergency fund for your health, I don’t think you should play with that portion by buying properties. 

He was thinking I needed to meet the rep status but no way was I because I had a w2 that year.So, track your hours for material participation and work your w2 without fear.

CONTEXT-(30k in credit card debt, split between 4 cards, mostly in charged off status)(one vehicle loan that was charged off, is now caught up to current, not paid off, 50k original loan amount)(some card companies are contacting me trying to make a deal, so likely only have to pay 20k of debt off.

I run an AirB&B (with superhost status) in my home so am accustomed to sharing my space with others and being respectful of other's personal space.