They all went out of business , the good ones don’t want to manage small properties . 

Yes, this is "tough love", but you won't survive in this business if you let it affect you:)

I cannot assist w/ the acquisition of the property but do have an FHA product that is specific for home improvements.

I'm looking for a new source of investors who are in the business of funding these deals.  

What's a good IRR for this multi unit retail business?

Your taxes are none of the ex wife's business and this would seem to address your concerns.I would also put her on notice that future requests for financial discovery will be two-way and if a discrepancy is seen in the other direction you will seek support from her.

Haven't seen much activity on BP lately up here in the NorCal region, I'm sure everybody is busy out there taking on some great deals.

The guy sure knows how to sell products.

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

I would tend to agree with the other CPAs typically.The 500-hour test is one of seven material participation tests used by the IRS to determine if a taxpayer is actively involved in a trade, business, or rental activity.