Since you mentioned your W-2 income is above the threshold, it’s likely that you don’t qualify for this status, so the losses would be suspended and carried forward to offset passive gains in the future.With REPS and 500 hours of material participation in your LTRs activity, you can release your losses from LP interest.

We carry a partial contract on my husbands property and it's worked nicely without the headache of renting.

That is why land development as an example for multi-family carries extreme risk.

never heard of it.. but then again I dont carry any credit ever so maybe thats the issue.. 

I don't know if MTR is the right option here, but it would be worth looking into for your client's sake.I don't think waiting until spring makes sense for your client, I would look at the carrying costs and do a price reduction..  

They all carry their own risks and rewards.  

Here in New England you just can’t assume a ski season of 2-3 months is going to offset 9 other months of carrying costs; you’re already starting in a hole.

You are saying I should ask for the seller to carry 80% seller finance and then I make payments to him with 5% interest for a period of time until I pay it off correct?

TIARV Park AND Self Storage~4 acres, commercial for $120K (google maps link)Pros: In city, city water & sewer nearby, city allows both rv park AND self storage in Commercial zone, ~$50K worth of timber on propertyCons: Neighbors nearby, traffic visibility not as good here, land needs to be logged/cleaned up - not a big deal reallySelf storage constructed probably out of shipping containers~3 acres, industrial for $135K (google maps link)Pros: clear flat land, higher traffic count between the coast and I5, seller will carry loanCons: zoning does not allow for RV Park, city services unavailable

And carry on as you've been doing.