If we restrict things to SFR, I have experience in two countries with buying before 2008 and still holding.Look, the USA had 67 years without a correction when you track the national data. 66 years up and 1 year flat before 2007/2008.

I am aware of the restrictions enforced by the IRS on what I can and cannot do in terms of ineligible partners, etc.If would then want to BRRRR and restore my cash after refinancing.

@Greg De Sciscio Couldn't hurt to double check the taxes at the site below. https://tre-dotnet.state.nj.us/TYTR_TLSPS/TaxListS...As far as off market deals,  I think REI groups and a direct mailing campaign might be the best ways.

Facebook Ads geared towards your marketCould virtually stage an apartment and use on Instagram, Facebook etc...Hold an open houseTenant Referral Campaign- “Pick Your Neighbors”I did this one time, I gave away a TV or Grill with an approved tenant and move in.

For the work I do, preforeclosure, fix & flip and wholesale/assignments, having a license put "restrictions" and an extra fiduciary duties on the deals I was doing.

Originally posted by @Scott Mac:@ Natalie KolodijHi Natalie, My point exactly, the tax benefit for it is huge, and everyone should get itI'm with Scott on this one.If you ask me (but nobody does) - the entire Section 469 needs to go, and all business losses be allowed without PAL restrictions.

So I'm doing tons of research and gathering different lists of properties I'm going to target during my Marketing Campaign. 

(Is the trick with that to keep following up via a drip email campaign or automated texts or something, thus building and maintaining a relationship without investing time until they’re ready?)

But it seems like there may be a lot of restrictions.

Too much work and responsibility for a small landlord and restrict ability to scale up.