Material participation test, which is (for the sake of this post) likely going to be 500 hour test (500 hours materially participating in the rental activities) Please note this "managing the property manager" or traveling out to the property to look at it or just looking at investments to buy or reviewing financials in themselves do NOT count towards those hours.

But what counts into that 750 hours?

WE all have clunkers myself included it simply impossible to have a perfect record when you are counting on a third party to execute and pay..

do you happen to have an approximate count of how many traveling staff were placed?

Then the lender will generally count 75% of the rental income towards your qualifications.2.

Laws governing real estate agents are left to each state to determine such as what counts as proper paperwork for a transaction and even how long a broker has before they're required to get back to you.

We still talk and he is trying to catch me in unit count. 

But if it can appraise like a normal house (bedroom count, sq ft. etc) then there shouldn't be too many problems for securing a mortgage on it. 

Every dollar counts!

******************************Ok, here are my typical approaches to a complex assignment.1) determine the most important value characteristics within my subject market (location, school district, # of units, size, lot size, bedroom/bath count, remodeled, new build, specific style, other amenities, etc.)2) research available comparable sales (with those important characteristics found above) within the designated market area3) in the absence of recent good comparable sales, I will expand my search back in time, even 5 years (or more) if need be.