When I checked in with the team on this, they even admitted that my lead flow was scarce and that my cold callers weren't performing.

Your point about long-term mindset really resonates with me; it’s crucial to consider how a property will perform over the years rather than just the initial cost.

Under the IRS rules, a person  qualifies as a real estate professional if: (1) more than one-half of the personal services the taxpayer performs in trades or businesses during the tax year are in real property trades or businesses in which the taxpayer materially participates, AND.....(2) hours spent providing personal services in real property trades or businesses in which the taxpayer materially participates total more than 750 during the tax year.Like @Greg Scott and @Russell Brazil mentioned above, I don't believe that you would qualify as a REPS, but if you are going to try it, make sure you document it very well (i.e. with some kind of proof, like time cards, mileage forms, and/or receipts, etc.) so that just in case you do get audited, you at least have something to provide to the IRS agent. 

It serves as the foundation for all successful deals.The first stage in analyzing a possible investment is to perform rigorous financial due diligence.

There are many long-term rentals, and rents are relatively cheaper here but considering the current interest rate market I am not sure how well they're performing.

Second, the brokers who perform these are often brokers with a lot of time on their hands, so the pool of brokers are the LEAST successful and newest brokersThird, the brokers are not educated in the proper METHODOLOGY to perform a valuation.Look, if you as a broker run some comps where the subject property is a SFR in a “cookie cutter” subdivision and the subjects age, style, amenities, condition, are similar to the comps being used, you’ve got a fair shot at a pretty accurate valuation.  

It won't perform as well as it could, but it checks the box as a property with c/a which may be all you need for flipping it.

Property was bought with today's rates and numbers and performing well. 

If one property under-performs these estimates, others will over-perform and even things out somewhat.

I am getting very conflicting information online and am actively seeking a Real Estate Attorney to tell me more accurate information but still would love to hear outside opinions and thoughts.The property in question is SFR 4bd 2.5ba.