They recently renewed their lease, and it was in my intention to ask for the new renters insurance, and things got busy during the holiday season and I never took the time to ask them.

I'm looking for a new source of investors who are in the business of funding these deals.  

Your taxes are none of the ex wife's business and this would seem to address your concerns.I would also put her on notice that future requests for financial discovery will be two-way and if a discrepancy is seen in the other direction you will seek support from her.

Lots of investors simply want to go "bold" on all of their projects by using sharp color contrasts, busy tiles that catch your attention, and modern lighting that looks like it belongs in a hotel.

I asked him a lot of questions about the business and as soon as I got home I was doing research and joining RE forums focused on multi family.

They all went out of business , the good ones don’t want to manage small properties . 

What's a good IRR for this multi unit retail business?

PS is revolutionary because of how it has simplified access to all of the various data points investors need to make a decision and because of this its extremely popular.You do not want to be using a popular lead source to increase deals because everyones chasing the same deals.And nothing will change with there data because there business model forces them to have to buy and license the data they get which means waiting for the county/databroker to send it to them which guarantees anyone using PS data will be behind the counties, only getting a fraction of the leads and getting those late leads the same time as everyone else.How do you get access to the leads first.

I would tend to agree with the other CPAs typically.The 500-hour test is one of seven material participation tests used by the IRS to determine if a taxpayer is actively involved in a trade, business, or rental activity. 

- If the 5% do say they'll sell a must in this business they have to also agree to MOVE OUT PRIOR TO YOUR CLOSING DATE.