It is when the property is available to rent.You do not necessarily need earnings from the property to have deductible expenses (again, available for rent is not always the same date as the lease start).REP status is 750 hours in real estate activities PLUS material participation in the activity(ies).Talk to a CPA or tax pro who knows this stuff.

Hello, I have seen a few of my competitor's buying, flipping and doing SubTo's, and owner financing. They have gone to some events, paid for courses and subscribed to some marketing programs. They live in another stat...

Had I suspected they were materially violating anything in the lease, I would have evicted them.  

Cap ex is not easy to absorb and the "excel pro-forma"  rarely materializes as reality. 

There is a newer metal roof. 

After revising the bid to include one-liners detailing the work and materials, I'm now awaiting further feedback.

There are more hoops you have to jump through with inspections, building techniques and building materials.

I got my materials money back and everything I paid painters, etc..

Any land held for potential appreciation, for farm usage, for its raw materials,  or for potential future development can qualify.

We renovated property doing all the work ourselves so I'm not sure if we can factor in our labor into the money we put into the property, not just materials?