The owner handles the rehab themselves.So, we rarely charge any fees as our owners typically choose one of the 3 options and they are all a win/win for both of us. 

Sounds like the best option is find a local investor that needs some extra capital that I trust.

You won’t end up in tax court but if you do, you would win based on everything you cited about material participation as long as you have a time and activity log that shows your tasks and provide a guest list that shows the number of nights your guests stay (easily found on the various platforms). 

Could house hacking in an area you're currently living in be a better option?

People live there because they have no other options.

Is the certification a recognized option that you have obtained additional training that instills confidence in real etatinvesting?

@Rebecca Schnur I think you're right to carefully consider your options with Stessa, especially given the importance of security in online financial transactions.

I guess the other option is to use a property mgmt company to find a tenant for you, but I just thought it would be interesting if there's a site where the landlord can peruse a list of quality tenants and reach out to them directly! 

While I understand the standard expectations of lenders / investors, trying to search for the non-standard options, that would work for both sides.

Her math is off but it's a valid option.