So we post on all real estate websites and then most of time forward to are site to apply and what not.

However, this generally only applies when you make a grouping election and claim the real estate professional status on your tax returns. 

In either case, they can't be applied to all cases.My takeaways:1 - Your takeaways should have been understood long before you "jumped in".2 - You probably missed many more important takeaways than the obvious ones you mentioned.This post wasn't meant to criticize you, as much as it was to warn you NOT to continue "just jumping in". 

I am currently finishing renovations on my primary residence so I can apply for a HELOC to facilitate my first deal.

*I do know the sellers son so remember that as I don't want to mar any friendships with them *I need help applying these numbers to a calculator as I believe that is the next step if there is anyway I can get someone to help with    that. 

The IRA is still at the core, and all IRS rules still apply. 

HPML does not apply to non owner occ loans.

What I see is them bolt through the asphalt shingles and typically do not even apply anything (caulk) to water seal. 

Recently, I applied for a FHA loan and was approved 300k.

It is up to the user to know and understand the limitations of each so they can apply them effectively.