Generally, yes all capital events count towards IRR calcs. 

My expectation is that we will likely only meet the material participation test in 2022 assuming that our renovation work in Q1/Q2 counts.

Greg ty so when I will finish my renovation including the new roof I will put there so the appraiser will count the new roof with his apprize price correct?!!

Don't count Iowa City out for longer term renters.

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

You're going to want to follow the following general rule of thumb:- 0.5 mile radius- same zip code- Sold in last 3 months- Same unit count- Same bed/bath count- Same square footage(this is not fully exhaustive but they're the big ticket items)If the appraiser selects comps that are closer matches to the above than the comps you want to use, you're going to have a tough chance arguing for the usage of your comps over theirs. 

Hard money counts as a cash offer.

Unless you are a 5% owner W-2 hours actually don't count regardless.

So I was happy he provided me with an opportunity to buy the property without him going to a list of an internal list of preferred buyers which would have counted against me as a first time investor.I signed the purchase agreement then ordered an inspection report so I could perform extra due diligence as an investor.

Over 46 years in the industry, it’s the people that count the most.