(F) "Foreign real estate dealer" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration, does or deals in any act or transaction specified or comprehended in division (A) of this section with respect to foreign real estate.

Would this raise our Debt to income ratio and limit us to only commercial property?

(My wife also isn't a huge fan of having a renter living with us, but we would need it to save).I kind of only get one option at the moment due to limited financing so I'm not sure where to go next. 

If you work 40 hours a week it is tough to claim 41 hours a week on real estate.And yes you are limited to $25,000 passive loss limitation, new tax laws only make this worse or better depending on if you can use all the depreciation, as you can write off more even faster.

I’m very limited in capital and options, but that is only due to my ignorance.

First most contracts, but not all, would limit you to only the loss of your deposit.

Thanks again for your reply and if you have any further info to share I'd love to read it. use this analogy   people break the speed limit every day.. 

Regulation D allows for general solicitation of our investment/security which in the U.S. means we can advertise the investment anywhere anyhow but are limited to taking investment from Accredited Investors only.

You can refinance down below the conventional 20% equity lenders are limited to- Patch of Land (https://patchofland.com/), for both accredited and non-accredited investors, focused on up-and-coming neighborhoods, typical loan APR of 9-10% and LTV of 70%- Fundrise (https://fundrise.com/), for both accredited and non-accredited investors, advertised as better returns than a REIT, indicates the exact properties in the investment fund, $500 minimum- CrowdStreet (https://www.crowdstreet.com/), only for accredited investors, single property CRE equity crowdfunding

This seems quite limiting if you're trying to BRRRR a property in under 6 months since so much of the out of pocket expense are the rehab costs which you aren't able to refi out of.Is it really as black and white of a choice as 1) wait 6 months to pull out the full 75% LTV or 2) if under 6 months only pull out the original cash purchase amount?