I'm allocating about 30 to 35k for this work so I'm sure anyone would take it whomever is willing to work.

Achieving (more importantly justifying) Qualified Real Estate Professional status is doable but complex and you’re going to need your own property in order to justify having annually spending that amount of hours (it is highly unlikely that any QREP audit would hold water based on you (or non W2/1099 income spouse) allocating the required hours on someone else’s passive deal).

I think the formula comes from what takes up most of your time by managing these tenants, in the last few months, what took up more time than what you are willing to allocate?

For example, evictions can be generally be accomplished in under 30 days at a cost under $500.00.We have lots of land to develop and grow, keeping the cost of development reasonable.Our water allocation is solid and deemed to be dependable with multiple sources.Arizona has a very low risk of natural disasters such as earthquakes etc.In the portfolio of properties I manage I currently have zero vacancies, April rents were paid in full by the 9th and May rents were paid in full on the 8th.

@ Cole A.From your description, it would make sense to allocate the rental portion to the owner portions on a time basis rather than a physical unit basis as is normally the case.

I suggest you self manage but always have in mind and allocate the money to pay someone else. 

The $1.2 trillion figure comes from including additional funding normally allocated each year for highways and other infrastructure projects.

My suggestion would be to develop workforce housing, purchase a property with an existing Section 8 contract or acquire an underperforming market rate property and work with an affordable housing consultant to reposition the property for a 4% LIHTC allocation.

Took two years to refurb it because we didn't have the time to allocate to it.

While I think real estate is an *excellent* investment, you should probably consider what your desired allocations look like.