However, this is a difficult qualification to meet, especially if you have a full-time job outside of real estate.Don’t worry if you aren’t able to qualify for REPS status, because there is another strategy that is referred to as a “loophole”, which is the STR strategy.Per Section 1.469-1T(e)(3)(ii)(A): there are six exceptions where your rental property income is not automatically considered to be “rental activity” and thus may unlock the door for being able to offset these losses against your active income.The average customer use is seven days or less.The average customer use is 30 days or less and significant personal services were provided (for example, daily housekeeping).Extraordinary personal services are provided, regardless of the duration of customer use.The rental is incidental to a non-rental activity.The property is available during defined business hours for non-exclusive use by various customers.The property is used in an activity conducted by an S Corporation, partnership or joint venture in which the taxpayer holds an interest.If your property qualifies by meeting one of the exceptions above, the next step is to demonstrate material participation in the rental activity.

It is a showing agent service where you can pay a licensed agent to show the apartment(s).

Specifically, I’d like guidance on what to offer the investor(s) for the use of their funds over a 12-24 month period.

Quote from @John S.: Hello everyone!

My  Dad farmed thru the 1980's and still mutters how interest rates went high and higher.. never do anything floating.

There is 3 primary components, ingredients, required to achieve such elevation of self in financial success your speaking of. 

Quote from @Brad S.: Regarding if this is legit.

@Greg S. - thanks for the input.

After the election and purported rate cut(s) from the FED, I expect buying activity to pick up rather noticeably, which means more competition and likely higher prices. 

If your property is in an S Corporation the "distribute" or "sell" or "fixing cost" of the property might impact your tax situation.