So after over a decade of BRRRR we had to adjust.

If so, where could I get one with out having to to to a lawyer to write one up? 

So passive losses are only allowed to be used to offset other passive income unless you are a real estate professional or your AGI is under the $150,000 limit to use the passive losses against your other income (provided you have active rentals).  

-Scott  you can call them and fight it, and fight it on your credit report as well. 

The problem is, the inexperienced operator hasn't perfected the ability to buy off market properties at the purchase price that makes sense, so they often over-pay and then encounter less lending options as a result.

Hey Patrick, I actually ended up just meeting with my town's code enforcement officer and confirming everything with him. 3 other people in my town have used this program so far to build separate houses on their lots, so he had some experience with seeing the process through.

Not all (self cert) architects though do multifamily residential so if you want to consider a few options you will have to reach out individually to find out the architect's practice areas.

Document everything so you can streamline the process in the future and learn from any pitfalls along the way. 

We found the deal off the MLS there was an investor/realtor who owned it (inherited) and didnt want to bother with reno so we took it off his hands for $175,000 put in $90k/$100k & ARV $350k-$365k max.

Thanks so much and hope to see you at one of the meeting ups!