Take a hard look at your presentation and materials.

If they signed paperwork saying they'd be out, then it is up to them to be out and find alternate housing. 

Then I realized the 100 hours material participation rule could be construed as active income and jeopardize my green card chance.

All of these tools are free to the landlord as of now (Tenant Cloud is changing in November so I'll have to find another free alternative).Let me know if you have any other questions on the background mechanics. 

If possible I use that same section to refute the requirement...or provide an alternate path to approval. 

Alternatively, if something were to arise in our life (emergency or otherwise) while this money was tied up in an investment, we're left with few good options. 2) Time is not something I have much of.

Have the materials failed (leaks)?

Maybe some alternatives, like buy a second one, move into that as your primary, then after a year or two 1031 the original one.   

Issue a mandate to the PM that any repair over #XXX needs an Itemized Time & Materials Purchase Order to be completed by them and your signature of approval, without which the PO is denied. 

Does anyone have any quickbooks alternatives that work for class tracking and or can recommend an accountant (ideally in the San Diego area) that would be able to get us going in the right direction?