I recommend you join the California Apartment Association.

I've joined BiggerPockets to expand my knowledge and pursue my interest in becoming a real estate investor.

I think I was successful because I had legitimate empathy for the homeowners I worked with.

It seems like these documents are intended as a bonus for purchasing the book (kindle version is only $10), so I probably shouldn't pass them on, but I'm wondering if anyone else who has these forms have run them buy a qualified attorney in Georgia to find out if they are legitimate here.  

If you don't already have cash buyers in the area (I am one myself) I would recommend joining facebook groups and going to local meetups to start networking with buyers.

We’ve got an REI meetup that’s meets monthly and we’d love to have you join.

Join me.

Deegan and @Arda Bircan There are technically 7 Tests for Material Participation (but 3 that are most common) -> the individual 500 hour mark, that the activity of the individual is substantially all, and that the individual participates more than 100 hours + no-one else spends more time than them.Litmus Test: Are your hours integral to the operationsThe hours that qualify must be substantially all hours and have a legitimate impact on the rental activities.Activities that generally count: showing the property for rent, taking tenant applications & screening tenants, preparing & negotiating leases, cleaning & preparing the units for rent, repairs, and improvements, managing the construction, purchasing supplies & materials, inspecting the property, responding to tenant complaints & inquiries, collecting & depositing rents, evicting tenants, writing & placing advertisements, and working on your websiteActivities that don't count: education & research, investor-type activities, and travel time..

Join Biggerpockets Pro for the $400/year and use their calculators to do deal analysis.

So I suppose there are 3 routes, you can reach out directly to suppliers to try to build a relationship, use a service like Minoan, or join a buyers group and just reap discounts.