Then I realized the 100 hours material participation rule could be construed as active income and jeopardize my green card chance.

In general, these jurisdictions already had the capability to do what the law now states the jurisdiction can do and in general the jurisdictions do not decide to participate.  

As one participant said, it is not 2009 and inventory will not be coming from foreclosures.The main takeaway is that the best (and only) way forward is going to be in the construction of new, intentional build-for-rent (BFR) communities.

That said we maintain a 4.8-star rating which we're very proud of.

No taxes  OUTSTANDING  I was kind of wondering why you would not 1031.. that answer's that one.. hopefully this will get some participation from BP members looking to sub 2 wrap safely. 

You might be able to sell off fractional interests in the property but that is typically done with luxury properties to allow the owners to participate in price appreciation while the asset is held.

I asked about a recent deal, and he was proud to tell me he’s just in the middle of his first.A local RE broker found an “old lady” who owned her home free and clear but with $83k in back taxes owed.

Since I will now be the host on Airbnb, does this count as materially participating and can I finally take the STR loophole? 

I have since put everything back on ebay and have sold it all, getting most of my money back. ( Very proud of myself for figuring out a way for a broke *** red neck idiot, to get basically a free Real estate investing education which so far has made me a buck or two,)    :)     Even today when I feel I need to get current in trends and techniques I go to ebay for some easy listening material, but I've found that most of it is just rehashed fluff from the origional gurus from my early years.

Engaging in 1031 exchange itself will diversify your portfolio and may, in time, allow you to participate in bigger real estate projects with much higher returns.