My brokerage is ok with the part time status.

Once it becomes a rental you can’t even move back in to it and regain the tax free status. 

When done properly, this is particularly beneficial when a third party vendor or purchaser of the company requires a certificate of status which shows the registered series in use and in good standing with the State.

I would ask for a clear status of what is going on with the tenant but certainly give them an opportunity to pay.

What is the most current status of another anti-citizen bill proposed by our nanny state?

I'd learn the deposit status.

I self manage, have material participation status and file on a schedule C.

The hurdle you will run into is that a purchase money loan (mortgage, car loan, etc.) is a preferred status under the law and will take priority over other debts and claims against your assets.

If you guys get a couple of rentals, she should be able to claim real estate professional status which should be a way to lower your tax burden.

If he likes a deal and wants to get into it, he would need to be able to fill out the subscription documents, which are ~10 pages of things like, name, address, SSN, whether you are using a Trust, LLC or other entity, and a bit of information about his financial status as required by SEC rules.