It is possible to qualify even with an out-of-state property manager, but your wife will need to stay actively involved in decisions and track her hours carefully to show material participation.I actually just sent you a guide that breaks down exactly what counts toward material participation and how to document it properly, it should help clear things up.

I typically do bookkeeping monthly so I review numbers throughout the year and can make decisions to do certain work such as repairs. 

➡️ How are rising rates and overhead impacting your deal flow and decision-making?

The laws have addressed this since the 80sWe routinely still review prospect returns, some prepared by the Big 4, where there is incorrect reporting!

I’m not an expert and I might be incorrect on some of this stuff, I’m sure more seasoned people will comment and correct me if I’m wrong.

One that rewards churn and that doesn't hold a manager accountable for bad decisions.

I’ve built a series of investing sensitivity models that are a cornerstone of our operating agreement, helping us analyze deals, manage risk, and guide decision-making with disciplined, data-driven assumptions.I joined BiggerPockets to continue learning, share insights, and connect with other investors, builders, and lenders who are focused on thoughtful, long-term investing and operational excellence.Very impressive, but rocket scientists are poor investors. 

DSCR rates are not really moved by fed rate cut decisions.

if you want the basics of being a landlord and dealing with teh day to day, they brandon's original book on rental properties was the one that made me realize "oh it is actually just this simple" the numbers in there are likely dated at this point but the principles are the same.most of this industry and world is relationships, and communication, so candidly if you want to be successful spend some time studying how people make decisions and what goes into market trends and manipulation.  

I decided to rent it, and that one decision changed everything.