AdamIf your losses are not otherwise limited, you don't have to carry over the losses.

SEC placed limits on how much sophisticated investors can invest in the recent upgrade to the law.

@Greyden PiechnickYour mom's CPA/accountant is not explaining it correctly or not doing her return correctly.She is  eligible to write off real estate related expenses on her return regardless of her(including stepdad's) income including depreciation.There are some limitations when the income level is above $100,000 / $150,000.

I do only rental rehabs taking a 1975+ split level 3/2 and just causemetic;  paint, fixtures, flooring, new HVAC, rarely a roof, never windows,  paint the kitchen cabinets with new hardware, clean up baths, just clean up landscaping, fix things beyond replacing all ceiling and plumbing fixtures (except shower valves) and this has grown to $25k is now tight

Which may also include, but not be limited to: Escrow Agreements, Truth In Lending disclosures, Assignment of Rents, Anti-Coercion notices, etc, etc.

I'd recommend that you help others that are looking in cheaper markets with their flips and ask to join them with the limited capital you have.

Fannie Mae and Freddie recently limited 7% of their portfolio to be investment/second homes so this has caused rates to increase for Conventional investment properties. 

However, my broker is limiting anything under 100k now.

You will be limited to 75% of ARV.

We are doing this with a portfolio lender and paying a bit of an interest rate premium as we are over the limit for Conventional financing.