Finding a random one online is going to be more hassle than it is worth.

I have 5 properties, a mix of short and mid term rentals.

.: Another question for you pros: we currently manage a small portfolio of CFDs on land parcels and a couple of private loans.

does anyone have a Sales agreement i can use between me and my friend who is buying my home? 

Perhaps there was a more official way to deal with it, but this worked fine :)

Note that if you are married filing joint, only the spouse who is qualifying for REPS is able to count their hours.Step 4: Apply the quantitative testsPer Section 469(c)(7)(B), in order to qualify for REPS, you must meet both of the tests below:750-Hour Test: If you materially participate in a real property trade or business, you must spend 750+ hours during the tax year.More Than Half Test: You must spend more than half of your personal service hours in the real property trade or business in which you materially participate.Step 5: Material participation in rental activities Just because you qualify for real estate professional status does not mean that your rental activities are automatically considered non-passive.

Regarding a construction loan- I recommend you start reaching out to lenders and start gatharing information on their requirements. 

I'm not currently encouraging investors to do unincorporated JeffCo for that reason - they've become more strict/unfriendly over time.

It’s less about the banks and more about the lender.

Cities usually don't care if the OWNER lives in the basement, just tenants.You could use the extra income to offset cost of finishing basement and more.