I realize this is a complex concern so just looking for general advice here based on the experiences of others.I would manage bookings and client communications aside from maybe an on call service for at night.

Simple things like this are why you hire a realtor.

You could also qualify if you spend more time on the property than anyone else involved, regardless of hitting 100 hours.Ex. managing contractors, handling bookings, setting up the property, or dealing with guest communications, you might meet the material participation requirement without needing to track 100 hours.The key is to document everything.

I help maximize and schedule showings, communicate with other agents and tenants, and provide access to promulgated paperwork and full transaction management.

I  was thinking about and about to start working on becoming a real estate agent, but  also I cannot drive because I simple never learn.

But wanted to add that you may want to consider a consultation with an attorney or even your liability insurance company to discuss best ways to handle this up front to avoid mis-steps in communication with the tenants, neighbors, media etc.

Any information communicated by Equity Trust Company is for educational purposes only, and should not be construed as tax, legal or investment advice.

Make sure to communicate with them that last minute emergencies may fall on either person.

That simple. 

I know there are partial buyers in this group.Note & Mortgage Investing Made Simple - Matt Kelley is the admin, he's a lawyer out of CACreating Wealth Simplified through Note Investing - This is Chris Seveney's groupNote Investing Tools Members - This is run by Tracey Z and Fred Rewey...you might need to be in their network to join.