Property management involves overseeing and maintaining rental properties on behalf of the property owner.

You could also qualify if you spend more time on the property than anyone else involved, regardless of hitting 100 hours.Ex. managing contractors, handling bookings, setting up the property, or dealing with guest communications, you might meet the material participation requirement without needing to track 100 hours.The key is to document everything.

Without a VERY good and valid reason, it may be fraud.You may want to get an attorney involved and/or the appropriate state board.

my property manager asks 10% of total rehab cost, her team will look through the project end to end, without much of my involvement. 

@Heather Luu  the first thing that comes to mind is if that check was from the insurance company or insurance company funds, it might be time to get them involved.

It took a while, and there were some fees involved, but it was totally manageable compared to what I would’ve paid with an attorney.

Nonpassive income: Real Estate Professionals, STRs and K1s from businesses where you have hands-on involvement aka material participation.Each group has its own rules, and generally they cannot offset one another.

For a single family home the size and scope you're describing, I wouldn't involve an architect unless you're looking for end-to-end project management.   

This sale usually involves a monthly payment, which is on top of the rent.

You materially participate in an activity if you're involved in the operation of the activity on a regular, continuous, and substantial basis.