I have spoken with dozens of CPAs that understand the ruling in the passive loss limitations as @Brandon Hall explains it (tagging him in case he wants to defend his position), and very few that don't view it that way.

Examples of qualified improvement property include improvements made to the interior of nonresidential real property, such as HVAC systems or alarm and security systems.We refrain from making direct recommendations on Section 179 because we believe this decision is best made by the CPA, who completely understands the client’s overall tax situation.The decision to elect Section 179 is deeply tied to broader tax implications, including other deductions, income limitations, and future business planning.Your CPA has a holistic view of your finances and can help you make the right choice.TLDR:* Section 179 is a powerful tool for business owners and real estate investors, allowing immediate expensing of qualifying assets in the year they are placed in service.* Annual limits apply to how much can be expensed, with the 2024 cap set at $1,220,000, and investment limits that start to phase out when more than $3,050,000 of property is placed in service.* Not all property qualifies for Section 179.

somehow HELOCs are viewed as magic. 

We bought land with an ocean view, built and furnished for a total investment of about US$300,000. 

This diversity within their team can be viewed as an advantage, as it may provide them with a more global perspective and a better understanding of international clients.I also noticed that they use Zelle under their accounts manager's name, which could indicate a legitimate arrangement for handling transactions.

I did go on the website and none of the HUD inspection or landlord documents were even able to be downloaded and viewed.

@Matthew Lamoreaux I think if you can find a rental, long-term or short-term, that cash flows well in today's market then this should be a factor that should be viewed as icing on the cake and should be used as a potential solidifier of a deal.

When cap rates were 6-7% and rates were 4% most deals were 75-80% LTV and you might exceed the 1.25x DSCR requirement but a bank wasn't going to go above 80% LTV.Today rates are 6-8% and cap rates are 5-7%, so your lender is probably going right up to their DSCR level, which is probably around 1.25x DSCR, and because your occupancy is lower, you're going in cap rate is not great, and because occupancy is lower it's probably viewed riskier so your rate might be higher. 

I view the NOVA market as one of the most stable and safest markets in the US. 

Start with the view from 30,000 feet up.