It is when the property is available to rent.You do not necessarily need earnings from the property to have deductible expenses (again, available for rent is not always the same date as the lease start).REP status is 750 hours in real estate activities PLUS material participation in the activity(ies).Talk to a CPA or tax pro who knows this stuff.

Had I suspected they were materially violating anything in the lease, I would have evicted them.  

Cap ex is not easy to absorb and the "excel pro-forma"  rarely materializes as reality. 

Hello, I have seen a few of my competitor's buying, flipping and doing SubTo's, and owner financing. They have gone to some events, paid for courses and subscribed to some marketing programs. They live in another stat...

This will retain 90% of visitors to the website.

I wanted to retain as much cash as possible, while still getting into my desired neighborhood How did you find this deal and how did you negotiate it?

You could then sign a retainer with said attorney who handles the rest of the process (title searches, filing fees, etc.).

After revising the bid to include one-liners detailing the work and materials, I'm now awaiting further feedback.

There are more hoops you have to jump through with inspections, building techniques and building materials.

I got my materials money back and everything I paid painters, etc..