Some real estate photographers offer floor plan services as well. 

Looks like a Portfolio product that the bank will hold and service as well.I'll dig in deeper with them, but not seeing them on NMLS.  

Note that if you are married filing joint, only the spouse who is qualifying for REPS is able to count their hours.Step 4: Apply the quantitative testsPer Section 469(c)(7)(B), in order to qualify for REPS, you must meet both of the tests below:750-Hour Test: If you materially participate in a real property trade or business, you must spend 750+ hours during the tax year.More Than Half Test: You must spend more than half of your personal service hours in the real property trade or business in which you materially participate.Step 5: Material participation in rental activities Just because you qualify for real estate professional status does not mean that your rental activities are automatically considered non-passive.

what is the benefit of putting a new STR into service towards the end of the year vs the beginning of the next year?

You asked about buying older properties and the biggest issues I have found is that roofs need to be replaced, HVAC needs servicing/replaced, and sometimes there are foundational issues (not super common). 

Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.3.

We service everything ourselves (because we're cheap right now--please don't judge us too harshly).

You did mentioned you do not have active income so the other option would be doing a cash out refinance to get money out using a Debt Service Rental Ratio loan.

If the properties were placed into service in 2022 or before, you may need to file form 3115 (change in accounting method) to factor in the 'updated' depreciation schedule from the cost segregation study.Best of luck

Services Can you handle Indiana and California filings, and advise on pass-through taxation?