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

Develop an Active Duty RE strategy.  

My focus is on land development, multifamily properties, and build-to-rent communities.

Yes, Huntsville is becoming a hot market for both Resi and Commercial developments. 

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.   

The IRS only allows hours that are directly tied to real estate activities—like developing, managing, acquiring, leasing, or operating rental properties—to count toward Real Estate Professional Status (REPS).

@Ryan Brouwer of course we all want a safe place for our tenants and our business. 

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

How did you handle it safely and legally?

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.