So they want to assist us, and they want us to do the work as we have proven ourselves to them to be honest and detail oriented.

Not important for the numbers/math to be perfect, but more of a line of thinking.Am I on the right track here?

I think this is proven that even in ponzi criminal case, if asset has good valuation and the law is being done properly, we will get our money back as investor.

How do people who acquire and manage STR's track the time for their Active Material Participation activities? 

You're on the right track, though.

(which means i'm on the right track!)

. ;-) It's a field I have marginal interest in as a means of tracking how the market is doing.

If you want to track what DSCR rates are doing, I would follow the US Treasury yields specifically for the 5 and 10-year treasury.

We don't have that many properties for admin yet, we aim for properties that make at-least 60K a year in revenue, which has proven to be a slow crawl for our company and are not growing at the pace I would like.

It may be a little more challenging with a new investor that has no track record with you.