New full-time real estate investor

Lakewood, Colorado
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New full-time real estate investor

Brian Cook
Investor · Golden, CO · Member since 2015 · 3 posts · 8 votes

Hi All - In 2025, I started working as a real estate investor full time. I'm loving it after 23 years of primarily sitting in front of a computer. My wife and I are working on fixing up our 4th short-term rental we purchased in October in Westminster, CO. After reading the regs to become a REP for 2025, I realize there's no way I'll meet the "more than half" rule since I worked at my full-time job through 6/30. I'll do it in 2026. My goal is to learn the industry and expand our portfolio to provide for my family. I look forward to meeting and talking with you!

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Basit SiddiqiBusiness Member
Accountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
10mo

Since you mentioned owning STR's, you might want to have a conversation with an accountant to see if these properties would be considered active instead of active, especially since it sounds like you are self-managing the properties.

This test is a little bit easier than trying to claim Real Estate Professional Status(REPS)

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  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 923 votes
    10mo

    @Brian Cook

    Hey Brian,

    Congrats on going full-time! Since you’re building experience, you might also consider looking at some Midwest markets for expansion. Prices are lower, cash flow is strong, and you can scale faster while building a local team. It’s a great way to balance portfolio growth with learning the ropes on your short-term rentals.

    [email protected]614-418-6081
    1Reply
  • Elealeh Fulmaran
    Specialist · Member since 2025 · 483 posts · 270 votes
    10mo

    Love it—welcome to the full‑time lane. Since REP can wait till 2026, make 2025 your foundation year: lock a tight STR buy box that works on conservative, non-peak rates, confirm Westminster regs before every offer, and underwrite each deal two ways (STR base case and midterm fallback). Track time and tasks now so your 2026 logs are easy. Build your STR core four (agent, cleaner/handyman, co‑host or PM, CPA who knows REP/STR rules), create a punch‑list template to stabilize this fourth unit fast, and commit to weekly pricing reviews and monthly P&L checks so you can rinse and repeat with confidence.

    1Reply
  • Basit SiddiqiBusiness Member
    Accountant · New York, NY · Member since 2015 · 8k+ posts · 3k+ votes
    10mo

    Since you mentioned owning STR's, you might want to have a conversation with an accountant to see if these properties would be considered active instead of active, especially since it sounds like you are self-managing the properties.

    This test is a little bit easier than trying to claim Real Estate Professional Status(REPS)

    [email protected]917-280-8544
    Basit Siddiqi CPA4.979 Reviews
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    2Reply
  • Aaron ZimmermanBusiness Member
    Accountant · Chicago, IL · Member since 2018 · 2k+ posts · 1k+ votes
    10mo

    I'd recommend reaching out to an accountant about the STR strategy since you're already doing it and have perhaps met the requirements. You don't need REPS if you use the STR strategy. They accomplish the same thing when done properly (offsetting rental income against ordinary income).

    [email protected]
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  • Brian Cook
    OP
    Investor · Golden, CO · Member since 2015 · 3 posts · 8 votes
    10mo

    Thanks, all! The STR Strategy is clearly the way to go for my circumstances. I appreciate everyone's input and encouragement!

    0Reply
  • Drago Stanimirovic
    New to Real Estate · Miami, FL · Member since 2024 · 1k+ posts · 453 votes
    10mo

    Welcome, Brian! Shifting to full-time real estate after 23 years behind a desk is a bold movehuge respect for taking that leap. Four short-term rentals already is a strong start, and you’ve clearly done your homework with the REP rules. 2026 will be your year on that front.

    Looking forward to seeing how you grow the portfolio and navigate the Colorado market.

    Let me know if you need any help!

    1Reply
  • Dustin Smalley
    Member since 2025 · 16 posts · 6 votes
    10mo

    Congrats on going full-time in real estate! I’m actually from Golden, own property there, and know the market pretty well. Sounds like you and your wife are off to a great start with your short-term rentals. If you ever want to chat about the Golden/Front Range market or get some local insights, feel free to reach out happy to share what’s working and what to watch out for.

    1Reply
  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
    10mo

    Congrats on diving into real estate full time! That’s a big shift from working behind a desk, but might be a little bit more fun and it sounds like you’re already working hard and building momentum with your 4 STRs. Like others mentioned, don’t overlook the short-term rental (STR) loophole. These rules are a little different from the full Real Estate Professional status. With STRs, if the average stay is under 7 days and you materially participate (manage, renovate, coordinate bookings, oversee operations, etc.), the IRS lets you treat the activity as non-passive, even if you don't meet REPs. That means your STR losses, especially if you do a cost segregation to accelerate depreciation (don't forget about deducting furniture, supplies, utilities, cleaning, and repairs) can offset your W-2 or other active income.

  • So even if you can’t hit REPs in 2025 because of your W-2 job, you may have already qualified for the STRs rules without realizing it. Definitely ask your CPA about it, or interview a few CPAs who are more real-estate-inclined so you don't miss any opportunities. Make sure you keep good time logs so you can prove your hours when you do go for REPs and even for materially participating with your STRs. Just sent you a guide on your DM that might be pretty helpful for you.

    Between the STR loophole and your move to full-time investing in 2026, you've actually got several tax angles to work with. And with the amount of experience you're racking up renovating and operating your properties, you're setting yourself up really well. Good luck and happy to connect.

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  • Eric DeNardoPro Member
    Real Estate Agent · Denver · Member since 2020 · 364 posts · 151 votes
    10mo

    Hey Brian, congrats! That's a huge accomplishment and is exciting. I'm holding a webinar about REP, happy to send you details to learn more. 

    [email protected]
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