But, a nicely designed and painted house with well thought-out accent walls, etc may subconsciously contribute to my higher classifying in quality and condition, which may somewhat influence value, but not necessarily significantly.Good luck!

You can also try posting on the classified section of BiggerPockets 

Although it does state towards the top that rental activities, even if there's material participation, are still classified as passive.

I have some rentals and have more depreciation than what they rent for so if I was able to classify the new construction as passive income, I could then use the "losses" from my other passive investments to help offset the income.

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

Defining the class of the neighborhoods is the tough one to start that grade C out for...I have some clients unused to the mid-west who are used to high-end suburbs who consider our better areas a B- area.Personally, I classify the C- anything I verify I have easy access to my spare magazine before I enter a vacant property.

I seen deals marketed as Class B properties that I would certainly classify as C-ish, and yet have also described things as B, that others say "that's an A or A-".  

I am using an off market property database software but it isn't consistent bc this type of asset is classified differently by county. 

Garden city has a very small population size, the location would be classified as rural and this is essentially a non starter for most hard money lenders.

While some lenders may consider breaking even as "performing," I personally wouldn't classify such an asset as performing.