OR is there some form of simple "1031 safe" TIC agreement out there?

It is a Section 8 safe haven. 

But, if you catch a deal with solid, LONG TERM fundamentals, you might not get a home run, but you likely will be safe.2.

Since 2019 I transitioned from solo investor to helping clients BRRRR in a safe and passive manner in Alabama.

In Cleveland they have enacted Residents First, which translates into a narrative that out of town landlord are "evil"    They also enforce a Lead Safe Certification Law which requires that all rentals built before 1978, must pass a Lead Risk Inspection every 2 years.   

It is more safe to have reserves than thinking where to get them when the season comes.  

(Especially the house basement rental, since it’s part personal residence and part rental.)For the Kent property, is it safe to count my hours as material participation even though I use a PM, if I’m the one making the decisions and approvals?

Typically they are pretty good about lending at a pretty safe % though. 

It’s a certified men’s recovery residence operated through Vanderburgh Sober Living, designed to provide safe, supportive, and structured housing for men in recovery.

Lots of money spent, lots of time wasted, lots of people hurt in the process.Learn "Subject To" properly, know what not to do, know how to respond when things occur, Practice Safe "Subject To", make lots of money.