You will file a 990-T and there are plenty of services out there to help with this. 

You must work at least 750 hours per year in a qualified RE business.So most people who have high-earning W-2 jobs outside of real estate won't qualify.But the unique thing about RE pro status is that even if you don’t qualify but your spouse does, you can both file jointly and claim the losses from your RE investments to offset your other active income together.It's an incredibly powerful benefit if you do meet the criteria.

So, the condo LLC had gotten the suit against them dropped and turn around and filed another suit against me.

Also, I won't do any buisness this year through my LLC so will I still have to file? 

Depending on where it’s coming up in the loan file you may be able to switch to a lender that doesn’t need that. 

In phase 2 of my growth as a REI, I would have the contractor do the shopping and used Home Depot’s “text to confirm” system where you can see all the items the contractor is purchasing (with pictures, quantities, and pricing), and then you approve the purchase (or deny it) with the credit card on file.

are you willing to share the file with me?  

I am concerned that he/she is either filing bogus small expenditures OR performing services himself/herself and making profit.

But no income coupled with personal use (your mother) would make it doubtful that it would pass if you were audited.If you have not filed your tax return for 2023 it might be worth looking at actually renting it to your mom for 2023. 

Also understand that just because its in foreclosure does not mean it will go to foreclosure. the borrower can work something out with the lender or file bankruptcy as well.