I know it's my job to maintain the house and property and I thought she was going to be a great tenant so I was always quick to respond and do what she asked.  

Material Participation Activities:Property Maintenance: Engage in repairs or construction work on the property to maintain or enhance its condition.Contractor Management: Oversee the hiring and coordination of contractors or handymen for property-related tasks.Tenant Interaction: Communicate with tenants regarding lease agreements, inquiries, or property issues.Property Acquisition: Invest time in property search and evaluation processes, including visits to potential investment properties.Property Management Tasks: Perform activities typically handled by property management companies, such as rent collection or property inspections.Non-Qualifying Activities:Educational Pursuits: Time spent on real estate education or training programs does not count towards material participation.Investor Hours: Hours dedicated to investment analysis, financial planning, or portfolio management are not considered material participation.

I feel as though once I get to a certain point we'll have "enough" and from there will just tweak and maintain our portfolio.

CapEx refers to significant investments made to maintain, improve, or upgrade a property over its lifespan.

Therefore unless there is an existing use permit that's been maintained through proper licensing you will be required to obtain a variance.

You should always maintain a reserve to cover repairs, vacancies, natural disasters, etc.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

I told them I would guarantee rent is paid & there property is maintained.

To create an effective and lucrative rental property portfolio, start with a strong foundation, maintain discipline, and adjust to shifting market conditions.Good luck!

San Diego population dropped ~2% in the height of Covid but has been maintaining.