Here are some additional activities that count, toward real estate professional and material participation hours.Research market for real estate transaction opportunities; current office market rates; terms of financingMaking offer contracts for properties that you end up buyingNegotiation for acquisition of rental properties that you end up purchasing; including directing due diligence and managing financial projections/business plansObtaining financing for properties that you purchaseProperty inspectionsAdvertisingMeeting with Prospective Tenants/showing properties to prospective tenantsNegotiate, obtain, & review proposals and contracts with vendors (insurance, utilities, etc) for property servicesReview and Negotiate The Terms of Sale AgreementsStaging and Decorating3rd party contractor, vendor, or service provider supervision

Thanks for sharing, I agree that time and long term investing offers the best return on the monumental investment it takes to  update a home.

It was an illegal 3 family (legal single family with an in law) with a random other unit.

The market certainly offers a tremendous pool of renters in the form of students and staff as @Jonathan Greene pointed out.

Still, I like what they offer and think they are making a good job and know the market. 

I recommend you focus on meeting that limit right now so you can legally close this tenant's account.

I am submitting 5 - 10 offers on SFH's each week in hopes of taking advantage of the current market and to take advantage of the future market.

If you do not have any background check results of the current tenants and occupants, you should consider doing that before offering a new 1 year lease term.

Tell her that you would need to see a year's worth of bank statements to prove the alimony payments were reliable, and since she can't provide that, then you have to deny her.And in the future, find any possible legal excuse you can to deny anyone going through a divorce or freshly divorced.  

- does anyone have legal paperwork drafts I could have to set up the real estate investment fund?