But don't despair because although this is the case when you look at it myopically, in reality most investors go into multiple deals accumulating 100s of thousands of passive activity losses in their first few years investing.

The best tip, in reality, is to stop looking to invest with low or no money down.

I'm not sure if I'm going too much by the books because the reality deviates so much from the books.

that is so unbelievable to me, but A REALITY.....  

It's a shame you have to think like that, but it sounds like that's the reality you're dealing with.

So I'm kind of hoping for encouragement/reality check from anyone that has some experience in a situation like this.

Regardless, there seems to be a smidgeon of common sense (reality) creeping into their logic. 

Hoping to make my first deal become a reality in the coming months!

Albeit a fine line, perhaps; there is a difference between a landscaper (landscaping) and an arborist (tree trimming).He gaslights me to the point to where I question my reasoning, which is why I am reaching out to folks like you to try and figure out what is reality and what is 'his' reality.I truly appreciate the feedback, Ms.

You can make or have a lawyer make a general warranty deed but it would be fake in reality and if anyone did a title search you could be sued