If you wanted to fund a portion of the down payment would you suggest a hard money lender, personal loan, etc.?

Personally I think there are good loans out there but people look for the "perfect" loan that fits their buy box and meets a desired return - which the return is going to be based on risk.So for many you cannot have your cake and eat it too. thoughts?

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Awesome to see a new investor-minded person here.. do you have a favorite real estate success story already?

By themselves, improvements to property you own are considered to by personal property and not real property. 

Unfortunately, this problem waste a lot of my time that could be spent on other investments.I have used the same tax professional for many years and he is very educated, but also much older than me and it's hard for me to understand all the reasons he has expressed why is better to put the rental on my personal tax returns.

Victor is there a way where you are not made the bad person??

Consider doing this personally or using an LLC.

IRS 590 also explains this.5) When you receive a distribution or otherwise get paid back, never take personal control of the money.

I've personally helped many OOS investors here and they've been very happy with returns.