A lot of people chase “passive” income without realizing how real estate can impact their current income, too, when it’s structured the right way.To start, I’d focus on the basics of financing.

The concept of S8 (and the ultimate goal of the HAs) is to provide a bridge to those in need and get them in a more stable position so they can eventually get off the program.

I love this type of concept! 

This is a well-reasoned concept, and I think your framing around tenant psychology vs. pure cash-flow math is exactly where this either works or breaks.A few observations from markets where we’ve seen similar “rent-by-choice” dynamics:The tenant profile absolutely exists, but it’s narrower than it looks on paper.Empty nesters and downsizers do value elevators, low maintenance, and flexibility, but many in this demographic still default to ownership because of familiarity and emotional comfort.

I’m not seeking a review of any particular turnkey company. I’m interested in hearing directly from investors who have participated in turnkey programs and are far enough along to reflect on actual performance.
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I put together a 2026-focused tax strategy guide geared toward military investors (PCS, out-of-state ownership, high W-2 income, limited time).It covers:Buy-and-hold: depreciation + common deduction categoriesSTRs: the average-stay threshold + material participation concept (high-level)Flipping: why it’s often treated as active business incomeMultifamily: why cost segregation can matter more at scale1031: 45/180-day fundamentals + QI requirementQuestions for the group:For STR operators, what’s your system for tracking material participation hours without making life miserable?

If you go read or listen to a dozen real estate books, you'll see the overlapping ideas and those are the key concepts.     

Starting small, then expanding can build up your proof of concept to tackle on future projects.

Explain the concept and they sale to their loan committee.  5.  

While it may seem like a simple concept, it's actually a very complex process that requires significant documentation as well as specific methodologies.