In my market, this can easily lead to increased home prices, closed transactions that had no inspection where there are a lot of issues that could have been identified by an experienced agent, and a bad taste in the consumer's mouth.  

For this transaction, the timeline is going to be too tight.

As Bill said, you'd technically need to remit market interest of ~5-6% to avoid a related party transaction, but since $100-120 would be vastly below their annual exclusion amount, you can just say that any interest that would otherwise normally accrue would be considered a gift to you.

Seller financing still implies a transaction and therefore a tax event.

In 2023, I did 18 transactions(Top 500 of ~15,000 agents), and manage 13 rental properties for other individuals.As an Individual, I also own 5 additional rental properties that I also self manage.The reason I would like REPS is because Ive got about 200k in passive losses(100k just in 2023 as I fully remodeled one of the rentals and partial reno of another) I would like to apply towards our household W2 income(600k) Overall, I feel like I could definitely qualify but I definitely lack detailed time log of all activities.

All agents are incentivized to sell it's a transactional business and because you are just starting out and in a low barrier market you will encounter many new agents who need to eat and pay for their gym membership and car that month.   

If you are in business only hire the best. 

Luckily my husband has his own contracting business so he does all the labor for free but that’s not the point!

Usually, one party has more funds and the other party has the experience and time to be more hands on with the business. 

To me, there are always three parts to any transaction; finding the deal, finding the money, running the project.