For this you'll need to engage a CPA or an EA to examine your facts, circumstances and goals.You seem determined to bypass the passive activity loss rules under Sec 469 by using "form" to overrule "substance". 

I had several AC contractors out to look at the ducts and I also examined them.  

Kinda why I was saying you need to know enough to be able to know what you need, you either hire an accountant and an attorney and a title examiner and an inspector and an engineer or you learn yourself and save a ton of money. :)

The important thing for me is to examine the whole package and make the best decision I can with the information I'm able to obtain at the time.

The following is some side information I want to share so if you have enough info please skip to the link.Back then it had a hole in the roof and holes drywall in a couple of units, which has been recently fixed.Other issues include: outdated kitchen(all 4 units), missing carpet in living room areas, rotted doors, needs repainted stucco on exterior walls and new paint interior as well, updated ceiling fans, and ceiling paint, updated Water heater and HVAC, replaced glass windows, repair door frames, overrun landscaping and trash, broken cement drivewayUnknown information: water/plumbing issues, electrical issues as it was winterized when I looked inside the home.Upgrades I want to add include: Security lighting/system,up-to-date kitchen, update fireplace molding, paint parking areas,update all entryway door and closets, carpets to laminate flooring, examine windows and doors for gaps to reduce heat loss, if need be examine plumbing electrical and heating ducts.Analysis:Quad plex in same neighborhood with same stucco construction and year  sold 4 months prior for 232K w/ no new updates just clean livable conditions. 2 Quadplexes that are brick construction and older  models but have been updated to 2015 and currently pending contracts for 315K.What numbers am i missing.

I spent this past year finishing my undergraduate finance degree while studying to pass the real estate sales persons exam in Massachusetts.

After examining current retail options, cannabis seems to be the one industry that can combat online sales and Covid business downfalls.

If rooms are sublet to others and your official tenant is making money from others, you should examine your lease to see if that activity is authorized. 

One of my attorneys does the due diligence and title insurance examination for Civicsource.

There is a zoning / plans examination counter and are there to answer any questions.