For test 2 there are three ways to pass this: 1. 500 hours materially participating in the rental activity2. 100 hours and more then anyone else3. perform all substantial services. 

@Olu Efunwoye, I only know a few multifamily coaches, and I am fairly certain none of them ask for 50% of the profits of your deal on top your upfront fee for their course/services.  

There are several turnkey providers in town or investor friendly agents like myself.

We provide for example finished basements for that exact reason - not because it yields more rent, but because tenants stay longer.

@Keith Davighi I like speaking directly with Property managers that have many units under service in the communities you are looking at.

Can lawyer provide you with an early termination agreement where they release you from liability?

Lots of people already doing what you’re thinking about doing who are help to provide help.

In fact many of our properties are done that way - we get a signed contract and then turn the package over to the closing attorney and move on to the next one until closing day.Your local REIG can recommend some good closing attorneys / title companies and they will usually be happy to walk you through the process and even provide you with the forms you need to get the deal locked up and closed.

I also own and operate a business that provides water submetering for multi-family properties of all sizes.

THE MOST IMPORTANT THING I LEARNED ABOUT SALES IN 45 YEARS IN REAL ESTATEI, like most people, thought exceptional success in a sales field was due to a unique ability of an individual to somehow “connect”, “convince”, or “persuade” people to purchase the product or service the salesperson was selling.