It's good to note as well that you're not "locked in" from using one or the other, just simply how the activity was during the year.I will also state that you don't get a choice in the matter for how it's reported for 2023.

Does anyone know of a reliable mobile home investor/wholesaler?

Also important is being able to find a reliable property manager in the area.I'd love to hear from local investors – am I looking at the right areas?

I also like the battery powered lock boxes with a hard key option (just in case)

How do you source a reliable contractor to do renovations out of state?

It may still be useful, depending on your situation.If it is locked, then qualifying for material participation in 2025 will not unlock this loss.

I am not ready to list the property but know how important finding a good cleaning service is and do not live in the area and was wondering if anyone has referrals for reliable cleaners in this area ? 

Cameras, security guard, locks, types of lights?

I think a house hack two-family is ideal, especially if it's close by and he has reliable friends to live with so you can supervise their first living outside the home and being responsible.

Completely lock/key separate and 0% owner personal use.