I am a Realtor qualifying for REPS and my husband did all the labor material participation in the property.

While you can supply important information to the appraiser, such as recent improvements or distinguishing features, they must ultimately provide an impartial market valuation.

Who is your title rep?

STRs mostly needs material participation, while LTRs mostly need REP status.Again, all of the above is very complicated, and if you believe that you figured it out after reading responses from two tax pros on this thread, you're mistaken.More reading on these topics:https://www.biggerpockets.com/forums/51/topics/1121063-expla...https://www.biggerpockets.com/forums/51/topics/1122635-the-s...https://www.biggerpockets.com/forums/51/topics/1075919-five-...https://www.biggerpockets.com/forums/51/topics/1136752-expla...

you can locate MF properties in those zips and ask the tenants for the manager's name, number and rep. then call or show up and interview them yourself. someone else's idea of well-rounded and competent may differ from yours quite a bit - this is why i always do my own vetting. all the best!

cost seg and REPS usually increase odds for audit, but please keep in mind Today, an American's overall chances of being audited are about 1 in 200.

@Riley Yourdon make sure you put in your purchase contract that you will get the leases and rent ledgers BEFORE closing so you can review them.At closing you'll want to require that you get the tenant names, phone & email.There is this thing called fraud when it comes to leases & ledgers, so discuss reps & warranties with your agent.

I will qualify for REP status based on STR loophole.  

Randy Nixon from One Trust Home Loans and Vanessa Lono from Umpqua Bank were both recommended to me by a modular sales rep who said that they work them often.

I would also ensure you can even qualify for the cost seg by making sure you either qualify for REPS(real estate professional status) or STR loophole (short term rental loophole)