They get a chance.Quest had two kinds of 401k’s: The cheap version and one with a “Does bookkeeping and some (perhaps all) federal forms” apps.

@Kyle Knudsen  I agree with Denver, with a 1031 you must move all the proceeds to a new "like kind" property. 

We closed the LLC because it was not giving us protection since the properties and mortgages are under our names instead of the LLC, so it was extra work and cost for no benefitQuestions:1-I assume we need to issue 1099 for these contractors even though we are not incorporated, right?

Nice try, but this time does not count.In order to meet 750 hours, your wife will need one of the below:- do something else real estate related, like wholesaling or realtor- actively work on expanding your rental portfolio - have an extensive DIY rehab, like a month-long full-time rehab (and then she might need another kind of rehab)- a calamity such as multiple properties damaged in a storm where she will have to deal with insurers and contractors- something else out of the ordinaryAgain - if all you have is 9 single-family properties with stable tenants and typical occasional maintenance - you don't have enough work to collect 750 hours.

LOL Happy to share any knowledge about that niche, since as you can see, I am kind of the go to for KY and that is all I do.

Though we know you are not, an attorney can paint you as negligent and feckless which caused the tenant all kinds of problems.

My personal thoughts are to search for "deal analysis" kinds of videos on youtube.

If you’re not willing to do this, then you may be best off investing in some kind of real estate fund concept.  

This will depend on what kind of loan you choose to proceed with.

Frankly I would be less excited at spending any kind of money on a place that I don't own.