The IRS tends to scrutinize W-2 employees claiming REPS, and there is only one tax court case I know of where a W-2 employee qualified.

However, it's important to note that the lender may scrutinize this to ensure that the appraisal value supports the agreed-upon price.

I find saying you're doing it to "learn" is better received then "i'm doing it to save on costs" since they may get the feeling you're going to micromanage them and scrutinize the budget.

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However, be aware that the IRS closely scrutinizes REPS claims, so ensure meticulous record-keeping and documentation of hours to substantiate your status.

This is why banks scrutinize your financials less, are generally more lenient, and are generally are more flexible than Freddie and Fannie in these areas.

CAP from my calculation is +10% so naturally I am going to scrutinize.

The safest bet is to try to get a variance from Union City. though clever, your combined unit lease agreement would likely cause trouble if ever scrutinized by the Tenants or the municipality. 

In a highly scrutinized industry, its best to stay completely above board on these kind of things. 

So now we have to scrutinize every email from them to make sure they aren't offering a sale on room rates.