The IRS uses material participation tests to determine if you are actively involved in an activity.

However, structuring this in a way that complies with tax law would likely require expert legal and tax guidance, as it involves partnership agreements and IRS regulations.

2)  if so, what are the fees involved?

I am not saying don't take the points, but really evaluate all the socio-political and economic factors involved before you take the shinny penny.Thanks.

Bird dogs go out and find property, they don't put it under contract or do any of the other work that's involved.

I have a little, tiny bit of understanding in that there could be another surplus fund involved.

If you start self-managing in January and continue through the rest of the year, you should definitely be able to satisfy that requirement as long as you’re more involved than anyone else (including contractors and property managers).

I would like to know more about the role of zoning attorneys and the potential costs of involving them in organizing and submitting the proposal to the appropriate departments.

Another option can be using a Hard Money Lender, a lot of times there is just less red tape involved.

This way you know you are in good hands and that it will take minimal involvement from your end on all aspects of your investment.