so for that neck of the woods if folks are not going there where are they going.. or are they just not taking any vacation time.. or are they maybe exploring new areas and not going back to the same places year after year.. or maybe they are taking a cruise instead or some other trip like to Europe or down to the carib ?? 

As long as it's going to be your primary residence...And you can use rental income from your existing property, including rental income from the unit that you are vacating with a signed lease, and rental income from the new property for the unit(s) you are not occupying.

@Zeni KharelYou came to the right place.

Sure, I just sent you sample material participation activity tracker / REPS Log that follows the guidance suggested in IRS Audit Techniques Guide (ATG)

I've owned a couple SFH for 4 years as LTR and have been an agent for just over 3 years.

There are a few solid original replies here, but most follow that familiar GPT structure.If you’ve got real-world experience or even just a strong opinion on this topic, I’d appreciate hearing your take and not a computer.

Read the the state and local landlord guides as well as the fair housing laws.

I saw that you and your partners have experience with both flips and long-term rentals, plus work with investors, which is exactly the perspective I’m hoping to learn from as I get started.If you’re open to it, I’d love to hear what buyers are looking for in Huntsville these days or just get your take on what’s working well for you and your team.

The size of the building would mean that if something goes wrong in the deal, the ship would sink fast. 12 units is also heavy for a first timer.

RTR severed ties with the builder and never relayed this on to their investors, who ultimately were left holding the bag.