Found a long term renter through Roomies.com which pays $800/mo. for a 10x10 room.

To qualify for material participation, you generally need to meet either the 500-hour or 100-hour rule.

I want to add my experience with THD so it is helpful for others.

You don't want to open yourself up for issues down the road in a damp basement with mold/etc. 

There are 23 exemptions from the BOI program, but it's unlikely that you'll qualify for any of them.

I recommend that you learn the tax code and take ownership over your strategy.Not having some foundational knowledge and an opinion on how to approach taxes as a business owner is a huge mistake.In my experience, every single business owner who says "I just let my CPA worry about it and I focus on my business" is doing a suboptimal job at tax planning.They are likely missing out on 10s or hundreds of thousands in saved dollars every year.Stop making excuses and get to work.Just a few months of part-time learning about taxes will pay you for the rest of your career.

So, look for opportunities there.

Their website claims dividends for this fund should be roughly 1.3 - 1.4% for the year so this is on pace to double that. 

I certainly endorse it and implement it for my clients.

This is where good tax planning really pays off—not only can it help you maximize these benefits and reduce your tax bill, but it can also help determine if paying for cost segregation is even worth it for your individual tax situation.