*The taxpayer or RPE attaches a statement to the return filed for the tax year(s) the safe harbor is relied upon.If I don't meet all the 4 bullet points for Safe Harbor am I still able to take the Qualified Business Income Deduction for a profitable Rental Property?

So, the liability will stay with her until you refi her out or sell the property.

I have 2 rentals and do use a CPA for my tax returns. 

Still need to get my taxes done this year for them.

So, right now I am trying to decide if I should start working with Tax Sentry, Inc., a CPA for my business and personal taxes.

Bottom line is that you may put yourself in a situation where the best way to maintain your tax efficiency is to keep your investments foreign for the long term. 

Any current roadblocks including time-to rehab permits being issued, local landlord laws/trends, property tax to rent YoY trends, etc. 

Recently refinanced so 27-28 years to go.25% equity built up at current home valueI'm cash flow negative on cash flow each month (~700-800 per month) because the rent doesn't cover the mortgage, HOA, and property taxes.

Evaluate operating expenses, including property taxes, insurance, utilities, maintenance, property management fees, vacancies, and capital expenditures (CapEx), to ensure accurate estimates.

An umbrella policy and maxing out the available liability coverage of the LL policy, usually $500k per asset.