I"m told because of his lack of income he can't qualify for another loan from his band.Im curious if a hard money lender would be the correct option to secure $30-50,000 for improvements to sell. 

However one of the problems I see myself facing in the future is a lack of cash reserves and capital for potential repairs.

I hear a lot of similar rumblings about the lack of affordable housing.

@Jill CurranJill, I think you need to go back to your accountant for a deep convo.You're conflating the passive activity loss rules (IRC Sec 469) with the brand new 20% QBI deduction (IRC Sec 199A).Either one of the following is happening:(1) Your accountant is confused by what you're asking is giving you the answer to a question you haven't asked.(2) Your accountant isn't taking the time to explain things clearly and make sure you're both on the same page.(3) Your accountant is lacking in some areas of tax law.A deep and long convo should clear everything up or give you the confidence to switch accountants if your current one can't get you comfortable and explain the passive activity loss rules in layman's terms.

If  you need  a SAM's club or a Best Buy for the lates Apple product you're going to have to travel 30 mins.  

I wonder how much declining sales have to do with lack of inventory?

I have great opportunities that I want to take advantage of but I lack financial history to begin buying rentals and get typical financing. 

Compare them apple to apple. 

Questions:Wouldn’t the lack of two years of income still be a problem?

In 7 years as a landlord I've never had to go to court, so you definitely have the experience that I lack.