To use a 1031 to pool money you need to either, A) Find a syndicator willing to use a 'tenants in common' structure, or participate in whats known as a Delaware Statutory Trust (DST).

There is some confusion about material participation hours.First off, you need to keep track of your time.

From an exposure to liability, in the sense of how much a party can be responsible for action/inaction can come down to the participation for that business.  

Ask your manager what type of systems he or she has for vetting guests.Does the Airbnb manager participate in a “bad guest” scheme?

Too funny.This will now be my standard response to these worthless, "I'm looking for my participation trophy" posts!

Also participation mortgages were popular.  

If you need structured education, coaching and guidance to do that, then I would argue there is tremendous value to participate in a program like the Academy that aligns with your goals.

But you also have to track your material participation time in your property(s) if you're trying to qualify to use your real estate tax loss to offset your other income. 

Hiring a Manager: Decide whether you'll manage the property yourself or hire a property management company.Tenant Screening: Develop a tenant screening process to find reliable renters who meet your criteria.Legal and Tax Considerations:Legal Structure: Consider forming an LLC or another legal entity to protect your personal assets.Tax Implications: Understand tax deductions available for rental properties, including mortgage interest, property taxes, and depreciation.Networking and Education:Real Estate Forums: Participate in forums like this one to learn from experienced investors and ask questions.Local Real Estate Groups: Join local investor meetups or associations to network with professionals in your area.Continued Learning: Attend seminars, webinars, or workshops to stay informed about real estate investing strategies and market updates.Starting with a rental property while keeping your condo as an investment is a great way to begin building wealth through real estate.

The plan was to buy after 1 year, then covid hit, market was crazy, they did not want to "participate in the madness."