For future years, we probably wouldn't meet the 500 hours test (though we still do participate a significant amount as we periodically re-stock supplies at the place, handle most maintenance issues due to shortage of workers in the town, and monitor sensors during guest stays - leak sensors/heat/stove).Specific Questions on Depreciation:Assuming that I have the qualifications for non-passive activity, I then have some questions on bonus depreciation and related stuff.5) It is my understanding that Qualified Improvement Property (QIP) bonus depreciation is probably not useful for me because I did most of the renovations prior to placing the property in-service (save for a few things).

FHA 3.5% DOWN - They allow you to purchase 1 up to 4 units and may allow you to use 75% of the street rents to offset your loan qualifications. 

Feel free to inquire about their staff qualifications if it's a larger organization.2.

Feel free to inquire about their staff qualifications if it's a larger organization.2.

Keeping the structure the same for the purchase and the refinance is not a problem from a lending perspective unless one of you will actually hurt the qualifications of the loan. 4.

The qualification for "hard money" and a loan for a primary residence (meaning where you actually live) are very different.

HMLs enable quick acquisition leverage which is essential in competitive markets, and offer flexible qualification criteria, focusing on the property's potential. 

It was nightmare after nightmare with this guy to the point where I double checked his licensing, but apparently there are no real qualifications even for commercial work in NE?

I do not think so, I think the mortgage broker will combine your qualifications into a one application and give you an approval based on that. 

I’d reach out to some good local lenders as well, sometimes they have similar options with less fees and fewer qualifications (Homeward charged my client 1.9% of the transaction as a fee so kind of hefty, just fyi).