Meeting the material participation hours is absolutely doable, even with a property manager, as long as you stay actively involved in key tasks like marketing, bookings, and bookkeeping.

I feel like I need to stay local (Greater Cincinnati OH)2-4 units.  

It's also important to look at the statistics of length of stay for that region.

Started with a structural engineer, hired them for drawings, the whole bit.

They found it out, andI had to go to the planning board and zoning board, hire an engineer and architect to make the fourth unit legal.In my opinion, the realtor should have verified the zoning, and if you used bank financing, it's pretty rare for the bank to miss it as well.You are probably going to have to hire an architect to draw plans and to get it approved as a triplex.I wish you luck.

Option D: you are considered a "disqualified person" to your IRA and as such are prohibited from engaging in any transaction in an IRA or receiving any benefits from the IRA (directly or indirectly), therefore I strongly suggest you avoid this option if you wish to stay out of trouble. 

Hopefully, everyone stays safe and the firefighters can get a handle on it soon.

No brainer to stay there if I was looking in that area. 

Would love to have [insert name] stay in the future!”.

What markets do you want to stay in?