For REP status federally, you must meet two requirements: work 750+ hours in real estate activities and spend more than 50% of your total working hours on these activities during the tax year.

I also actively invest in real estate myself, and I talk with investors regularly about how they evaluate deals.Out of curiosity, what key metrics do you use to decide whether a deal is worth pursuing?

Momentum 2025: Virtual Investing SummitJoin me and hundreds of active investors for an immersive 8-week virtual summit designed to help you identify opportunities, avoid costly mistakes, and build lasting wealth in 2025 and beyond.

I just completed a quick search for all three areas looking at active inventory compared to closed leases for the last 180 days.

After being a fan of the area for a number of years and analyzing countless properties, I've actively been looking to expand there myself.I sent you a message.

Prices are up in our market but the discrepancy between prices, similar specs, and actively listed is weird.

Deposits will not be returned (full or partial) until all tenants move out.If Tenant A didn’t come to you to get part of the deposit back they may have gone to tenant B, but they most likely walked away from it and I feel it is between tenant A and B to sort it out.Personally I would return it to tenant B, the active tenant in the current active contract.

Open Door is now soliciting funds actively on Fund IV and I'm interested to hear feedback.

Quote from @Gregory Wilson: A few things there, Brendan.First, an LLC with you as a member and your (wife, son, pal, etc.) partner as a 1% member will file a Form 1065 which is about one tenth as likely to be audited by the IRS as a Form 1040 with a Schedule E rental activity (which I presume you will attempt to show is an active business).Second, you want an LLC because when your local Alabama handyman drives his girlfriend's uninsured truck into a van load of U of A medical school interns on I-22 when he goes  to get some shingles for your roof, on your business, you don't lose everything you have or ever will have to an uninsured claim. 

I'm actively seeking mentorship from someone with experience in similar markets who can shed more light on this process.