The requirements of the safe harbor election for small taxpayers are: Average annual gross receipts of $10 million or less; andOwns or leases building property with an unadjusted basis of less than $1 million or less; andThe total amount paid during the taxable year for repairs, maintenance, improvements, or similar activities performed on such building property doesn't exceed the lesser of- Two percent of the unadjusted basis of the eligible building property; or$10,000 (for questions about how to calculate the unadjusted basis, refer to "Figuring the Unadjusted Basis of Your Property" in Publication 946You make the election to use the safe harbor for each taxable year in which qualifying amounts are incurred.

So now do I check the public records for property owned by these people?

The bank can argue: the first non-conditional offer to meet our minimum, wins!

As for Groundfloor, we would probably need to grow the company by 10X or more in order to achieve an exit via an acquisition, and probably by 50X or more in order to list our shares successfully on a public exchange (via an IPO).

Good afternoon, Can a self directed IRA hire an organization for services owned by a non disqualified person, who in turns hires a disqualified person? 

@Upen Patel do you have non conventional products for rehab?

Giving an EMD to a non-owner is asking for it to disappear.An estate needs to be opened regardless.

I am pre-approved and best loan rates I am getting are around 4.5% at about 25% down payment for non-owner occupied conventional/conforming.

What I mean is you can sit down and tell her the above: the changes she wants are cosmetic, non-material things that do not affect her quality of life or safety.

And that's going to be different than buying a non-performing loan that you take to foreclosure and turn into a rental after you acquire it.