You've reached out to the PM after discovering this spend and they still aren't communicating.

I buy a box of bolts or some tools, or buy an extra stove or fridge at a yard sale what entity do I put it in? 

See responses to your questions below: Correct, California is uniqueTo qualify for REPS you need to meet a number of criteria, including (but STRs that meet IRS criteria generally don't need REPS to leverage tax benefits): More than 50 percent of his/her time working in real property businesses; AND, More than 750 hours of service during the year.

Best of luck moving forward with your sale though!

Working with Real Estate ProfessionalsLocal Real Estate Agent: Choose an agent experienced in student housing.Property Management Services: Consider hiring a property manager if you’re not local.Inspection and Appraisal: Conduct thorough due diligence to avoid costly repairs.6.

The bad news is the LTV is 95% currently, and after a $4 million paydown it's still 88.6%. 

DR Horton in Vegas absolutely will not give you a discount on the “sales price”.

I love San Antonio, I am lucky enough to visit there when I was in the military service. 

;(- if as-is value is less then the balance on the mortgage + arears OOOPS you need to have the owner work with the bank, you as the investor buyer AND a short sales expert often an agent work the tedious and usually failing short sale process. 

You wont pay capital gains when you sell the house as long as it is in the SDIRA but you will have to pay normal income tax when you withdraw cash from the SDIRA after retirement but would you rather pay income tax on $90K or $300K?