I can't imagine it being booked  regularly with a one family limit.

You have regular home buyers who will pay more , you have investors that have different visions on what a deal is .

But, I will take your advice and will email and follow up with a letter, whether regular or certified.  

@Lynette Guy Are you posting it like a regular post in your local forum, or are you running ads that reach different markets?

I would add in there, you need to inspect it regularly.

But in the case you have already funded the 401k and you are benefitting from either defered tax in the case of 'regular' 401k or you benefit from no taxes on the income and legal dispersement of the Roth portion of your 401k.   

To have your activity qualify as material participation, you must meet one of the following tests:-Work more than 500 hours in the activity (a married couple can count the involvement of both spouses to meet this test)-Do substantially all the work in the activity-Work more than 100 hours in the activity, and no one else worked more than the taxpayer (including non-owners or employees)-The activity is a significant participation activity and your total time in all significant participation activities exceeds 500 hours-You materially participated in the activity in any five of the prior ten years-You materially participated in a personal service activity for any three prior years-Based on all facts and circumstances, you participate for more than 100 hours in the activity on a regular, continuous or substantial basis during the yearPractically speaking, this means you’re doing the work on your rental properties rather than hiring a property manager.

Thanks for clarifying its not a foreclosure sale but instead, an REO sale (Which i suspected), which is for all intents and purposes, a regular real estate transaction between a buyer and a seller, which has rules and regulations for each transaction.So, as a banker that sells REO, i would ask myself what it is you are hiding.

I'm also aggressively looking in the Central Florida area to acquire additional management contracts from other agencies, and was considering just gross management fees time 1-1.5x; but excluding leasing and other income that is not regular.

I think you would want your family to have access to money as well since there are payments due and a lot of money might be tied up in probate (this could create an issue) - life insurance and/or a shared business account could allow for payments to be made until the regular accounts are easily accessible