I'm going off the understanding that you still need to spend 500+ hours in the business to achieve material participation (please correct me if I'm wrong). 

I’ll admit the fear of failure and unknown holds me back regardless of goes many articles or reports I read or deals I look at.during this search hundreds and hundreds of ads come through for training/mentorship style groups.

You're running a business...the tenant does not 'inform' you when they will be paying their rent...they are contractually liable for paying at specific amount on a specific day. 

Quote from @John McKee: What are your successes, failures, and aha moments?  

I will be able to log the 50% time of business use.

First let me say I am not an attorney, but my other business deals with medial transport so I have seen a lot of these issues...In Oregon there are service dogs or not.

Why ask: Learning how your mentor handled failures or setbacks will help you gain perspective on the full spectrum of risks and challenges in the field.

I did have to replace a dishwasher early on and the stove but since then, zero appliance failures.

In the latter case, I would still use QB to enter info provided by the 3P servicer and to maintain my general ledger for the lending business.

I’m looking for mentorship from other investors in this forum to help me identify deals, help avoid common pitfalls and learn from failures.