The capacity exists to build hundreds of thousands of homes per year that directly benefit low-income areas. 

I can certainly see what you mean about using SALY as a friend for most years, but unless you want to stay current on all the state/federal income tax laws, you may want to seek out a professional every few years to double-check.

See attached Supplemental Income and Loss, statement. 

(the pricing is awful with only 10% down however). the advantage of calling it an investment property is you can use potential income from the property to help offset the mortgage payment to qualify.

They are qualified based on the properties income vs the payment.

House hacking in San Diego provides opportunities for equity growth, increased rental income, and hands-on property management experience.

here's the shortest version on my situation:1) bought a house for mom in 2005 - she lived there til 2011 (not nearly long enough) did not charge rent2) rented the house maybe 4  intermittent years between 2013 and 2018; filed taxes accordingly with 'income' and 'depreciation'3) lived in the house between 2018 and 2023 when I sold it: almost exactly 5 years to the day 4) cash (after closing) was @ $240kA friend suggested that I may need to repay depreciation? 

An S-corp is a great way to save on taxes, but only at certain income levels as you have to weigh the new administrative costs against the tax benefit you receive. 

If your family qualifies, you can offset your active income with your real estate losses.

Depending how much you earn you can step up those savings by getting a side-hustle in any part of real estate....working for a top Real Estate office on weeknights and weekends, working for an RE Investor, working for a General Contractor and learning a few skills, etc.