I'm being nit picky on purpose.Also, the Standard Lease doesn't apply to commercial tenants, so if the property under question is 6+ units, that might be easier.What you have described is Property Manager that has a Lease Option on the property. 

I would buy 1 quality local single family home ASAP, under full market value, so I have an out if I want to sell.I would buy this property with the mindset that I am going to hold it forever, but with a 2-3 year “ trial period” mindset too, where if I don’t like REI and landlording, I can sell and still recoup my money and dump it into index funds.REI isn’t for everybody, but I’m glad I’m doing it.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If there was a betting site where you could bet if $300k homes would be worth $400k in 5 years I would heavily bet the under.  

I was able to negotiate it 21K under asking.

You can cash-out refinance in under 90 days.

I have a house under contract that was listed for $550 and the buyer offered $520.

Any of the above kills the STR loophole under this "substantially all work" option for material participation.Is there a way to qualify if all my outside help was a cleaning lady for 2 hours?

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

The whole complex is still under construction and will be finished in 2026.