The "substantially all" material participation test is another option but it's more ambiguous and difficult to prove. 

I would suggest looking to bring in a partner and give them a percentage of equity for the $.Another option is to take profits from flips to grow or look to sell some of your rentals to grow as well.

It might be worth exploring those options, especially if you’re just starting out.

If I had the option to rent to them again would I? 

Pictures work wonders and numerous studies have shown that pro photography pays for itself many times over.4.

A simpler but maybe less sexy option is to give the money away until its gone.

ChrisI believe the only option is to download one file at a time.

Let me know if you want insights on financing options!

I was thinking I would give them like 90 days notice w the option to stay for a temporary rent reduction through construction phase. 

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.