My current goal is to build a close team that I can count on, that can count on me, and to own 4 long term rentals in the next 4 years. 

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. 

You may also have to get your "hands dirty" in order to make these properties look nice or up to your standards. 

@Eric Fichera Buy A/B  located properties, keep up with all local permitting & licensing, use a well drafted and fair lease, don’t unreasonably withhold deposits and be a responsive landlord or hire a responsive PM and you won’t have anything to worry about.

I expect the property needs to be fixed up a lot 

I am finishing up a flip in Laguns Hill and Mission Viejo now.Good Investing...

They mentioned the following in regards to your problem: “He would end up going with CRC/RPS which are surplus plus lines.

Anyways, fast forward we are finally gaining momentum and will be done in 30 days but my maturity is Oct 23rd which is not enough time to have it sold and closed on.

FHA will allow up 96.5% financing on a 1-4 unit property for a primary residence purchase. 

Theoretically they should be all pulling about the same list.PropStreamDeal MachineProperty RadarLandvoiceMojo Dialerplenty of others.Account Closed   One of my cities acted all hurt when I asked them for the shutoff list, but FOI request got it pretty quickly.