It just stops when NOI hits $0.Another key is that you must use the vehicle 100% for business use, otherwise you have to get involved with complicated formulas to book income in the years in which the vehicle was not used 100%.Moral of the story - unless you are running a full scale enterprise and can afford two vehicles, one in which you use 100% for business, stick with leasing or mileage tracking.

Could some sort of guaranteed return for investors eliminate the second pillar (common enterprise) of this test?

I've used Pipkin law firm in Enterprise with good results

If your HOA forbids businesses or commercial enterprises then you may be doomed before you start.

Sell that enterprise.

Over the years of investing and practicing in various aspects of real estate I have learned that forming a strong team including, realtors, wholesalers, financiers, investors and property managers, is essential to the success of any real estate enterprise.

At the end of the day you have to focus on Rachel Gill Enterprise.

In fact, that's the point.I will say, however, that while everything is hard, RE is more difficult than a lot of other money-making enterprises.  

During the short sale process, both the buyer and the seller are required to sign an "arms-length transaction affidavit" attesting that neither of you are related or affiliated by family, marriage, or commercial enterprise (i.e. business partners). 

Remember that we said Fannie/Freddie are for profit enterprises.