2) What did the local water department state about if they provide optional water testing?

Dumptrucks will drive over the mesh and drive forward and spread rocks over it. 

The 7 Material Participation Tests If the 7-day rule is met, you must then satisfy at least one of the seven IRS material participation tests during the tax year.

The Craigslist effort will mostly be just for this month to test the numbers, as I am moving into this full time from my current job in tech and do not have the time necessary for D4D.If you have done these, do you have experience you can share with how you made it work?

I’ve got drive, some knowledge, and I’m ready to put in the work. 

If she is a realtor (or another real estate trade or business), she could work 750 hours as a realtor and then you'd need to materially participate in your rentals (several tests but the main ones are 500 hours, 100 hours and more than anyone else's time, or substantially all the rental activity). 

The macroeconomics are strong here with rapid population growth, job growth, and major companies like Intel, Amazon, Google, Facebook, Honda, Microsoft, and LG expanding or moving in, which drives long-term rental demand and appreciation potential.

Unless things are different in California a handyman would pass the test for B.

I’m planning to test a small batch (~$200 for 5–10 leads) but want real-world feedback first.

Hard money and JV structures can work well for a first build, especially if you bring the deal, the vision, and solid due-diligence like your perc test and local comps.If you ever want another set of eyes on deal structure or partnerships, I’m happy to share what I see through my co-investing club.