hello friends, I have an old traditional IRA from my first job that is sitting in a local bank since early 2000s. it has about 40kI now have a W2 salaried job for 20yrs where I've participated in a employer run 401k i think with John Hancock.

Real Estate Crowdfunding: Pool funds with other investors to participate in real estate projects.

-I believe that I will need to self-manage the property through something like Airbnb/vacasa/vrbo in order to meet the “Material Participation” threshold?

You still need to meet material participation requirements.REPS and material participation are annual tests.Keep in mind there are lose limitations even for REPS. 

Some participate here but you might also ask some local investors who they use and perhaps your CPA.Just a word of advice.

Hey @Chris Strandburg, so the reason a lot of folks say stay out is there are a lot of restrictions.For example from the PDF the city has provided-What are the main eligibility criteria to participate in Home-Sharing?

But I suspect the deal can be structured that those that do no participate have to pay interest to those that do carry it forward ( the other investors).This thread just made me remember that one..

So proud of your story. 

The California FTB has put 1031 Exchange Qualified Intermediaries on notice that the California FTB will assess penalties against Qualified Intermediaries who participate in these "tax-deferred structures."  

Lastly, do you think your wife might be willing to participate in some sort of "guided visioning" with you?