Hey @Kevin DehesaYes, we have a lot of familiarity with this space and are happy to help however we can.

If anyone has any recommendations or could help figure out what to look at, I'd really appreciate it!

Happy to share what I’ve been seeing if that helps

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).

That’s a solid move — taking a property most would overlook and turning it into both a profitable and purpose-driven asset.We’ve been doing something similar through our Home Asset Conversion model, helping property owners reposition underperforming real estate into veteran and senior shared housing — with long-term leases, stable cash flow, and huge community impact.Sober living, senior living, and veteran housing all share that sweet spot: high demand, low supply, and mission-based investing that still hits strong numbers.Curious — did you self-fund the rehab or structure it with a partner/investor model?

What upgrades will help your property stand out to potential tenants?

If you die and get caught in the middle of a BRRRR, development, etc your property is worth Pennys.  

You could use a heloc to help with the new downpayment and have some reserves if something goes wrong. 

If not, what tools do you use to help fill that gap between brokering and personal deals?

REPS can still be helpful in cases where you want to avoid net investment income tax, but it isn’t required for STRs to shelter active income.