It's been pretty tough to find anything that cash flows lately, so we're going to move ahead despite this after being told it's not an uncommon situation in this particular submarket.We'd like to try and up zone so that it's no longer non-conforming.

In the 10 year process new construction exit prices were 350K- 420K during 2016-2017, by 2019, 499K-520k were starting to move. 5 years later ( accounting for COVID and mortgage rate changes) prices are up around 650-800K in the same area. 

Pick up the phone!

With VA, there's really not a hard and fast FICO rule and it's up to the lender.

We certainly have maintenance issues popping up here and there, however when and what issues are not predictable.

There are 7 material participation tests, the most common of which are at least 500 hours in the activity, or at least 100 which is more than anyone else.You are correct that if one of you meets the REPS thresholds for 2024, and you make the said election, it does NOT free up any passive activity losses from prior years. 

Someone suggested going for a student housing rezoning permit but I don't want it to take up a huge portion of the time of my contract or cost exorbitant amounts of money..

The wholetail is a smart play, but you should be cleaning the place thoroughly and doing no repairs and then presenting an honest proforma with rents and expenses estimated so investors have a PDF to look through.

I have an 800+ credit score and access to over $100k in revolving credit and much more than that in personal loan offers, but currently have less than $10k in cash reserves, which I plan to build back up to $20k in two months.My mom, in her mid-50s, wants to invest in real estate as a means to improve her retirement.

No follow up on either one.I know everyone is very busy so I haven't been pushy but I feel like I am not really getting any value from this relationship.