(An exception is if you own 5% of the company you work for)Agree, this is a great summary post on REPS with core concepts on how to qualify. .I think the complexity comes in when people have edge cases - it becomes difficult to write a simple short post that educates everyone.

It sounded like the way you were writing that you might be doing a lot of online research and sending out offers, but since you mentioned an agent, I wanted to check.Are you getting enough reps seeing houses to know what your offer prices should be?

I had a call with the sales rep from the Springboard company yesterday (Jan 2024).

(Most notably, they've gotten REPS aggregation all mixed up in the past.)Based on the regs seems that:- 1245 ordinary income recapture applies to some forms of property that qualify as "real estate" for 1031 exchange purposes- 1245 recapture on such "real estate" overrides 1031 deferral such that 1245 depreciation is recaptured to the extent there's a trade down in 1245 property in the exchange@Heidi Kenefick There are many additional mitigating considerations worth discussing in conjunction a real estate tax accountant.    

People have bad experiences with HML because maybe the rep they were speaking to was bad at their job. 

On top of managing 65+ units I also rep buyers in and around Tampa, FL. 

First, it could help you qualify as a real estate professional (REP), or at least make it easier to qualify, which would allow you to offset passive losses from your rental properties against your active income.

My rep kept telling me they had to “fine tune” my ads…if I would just pay the monthly fee.

Including one with a "great" rep on here. 

If they do business in Colorado get a hold of Rep.