I have spent more time following up with this company and their team than managing all my other properties.8- Their marketing material says they would buy the houses back if it’s not worth their expected appraisal amount9- Houses in Baltimore were sold to me as section 8 houses – they are now saying tenant is not paying 10- I have not received payment for the last house in Baltimore since April.

Leverage has no material immediate impact on net worth ceteris paribus, because Bob Safe has one $500,000 home contributing $500,000 to his net worth.

Read, watch, etc REI material.  

Material Participation Activities:Property Maintenance: Engage in repairs or construction work on the property to maintain or enhance its condition.Contractor Management: Oversee the hiring and coordination of contractors or handymen for property-related tasks.Tenant Interaction: Communicate with tenants regarding lease agreements, inquiries, or property issues.Property Acquisition: Invest time in property search and evaluation processes, including visits to potential investment properties.Property Management Tasks: Perform activities typically handled by property management companies, such as rent collection or property inspections.Non-Qualifying Activities:Educational Pursuits: Time spent on real estate education or training programs does not count towards material participation.Investor Hours: Hours dedicated to investment analysis, financial planning, or portfolio management are not considered material participation.

I paid the $4600 for new unit (labor and materials), didn't file a claim since it might cause my insurance premium to go up. 

Losses from AirBnB are considered nonpassive for the purposes of Passive loss limitations, as long as you can show "material participation."

@Austin Wood Did you have something in your application or marketing material that indicated you did not allow smokers? 

Additionally, I've invested countless hours in watching educational YouTube videos, listening to podcasts, and extensively reading relevant materials on these topics on the internet.Responding to some of the questions raised on Lisa's case:1.

Also the material and strategies are a bit dated as the course was written around 2000 or 2001.

You do realize that material and labor is for $500 right?