Of course I recognize the humor in that statement, (a hard money lender talking about good reputations) but I actually do have a good reputation and am careful to recommend only people I trust. 

Not by waiting for a smoking deal because realistically if you aren't doing a lot of deals you probably wouldn't recognize a smoking deal if you saw it.

It's proven a bit difficult.

I was just under the impression that since the value of the property hinges on the NOI (being 5+ units), I would need some proven history to document the actual expenses.

It sounds like you already have a proven model.

I recognize that one can not take a passive loss if their income is over 150k; however, from what I have read, it states that if you dispose of/sell your rental that you can deduct the passive losses the year you sell. 

Joe Marshall There is a reason you keep hearing about BRRRR is because it is a proven excellent method of investing and building wealth.

I have only ready great things about Bigger Pockets and from all my lurking it has all proven to be true. 

We have done tens of thousands of deals like this without lifting a hammer and its proven to be very equitable.Good luck and I wish you the best.

@Dustin Salmon A Phase I (ESA) will tell you if there are any recognized environmental concerns, current or historical, and if really serious, a Phase II will be recommended.