What’s the minimum a partner needs to do in an LLC (owning rental property) to be considered active enough to avoid it being labeled an investment security under the Howey Test?

I’ve been working on a simple underwriting tool for small investors who don’t want to spend an hour in Excel every time they look at a property.Here’s how it works:Drop in the basics (price, rent, expenses, loan terms)In 30 seconds, it spits out NOI, Cap Rate, DSCR, Cash-on-Cash, and a simple traffic-light recommendation (Green / Yellow / Red)You get a clean one-page summary you can actually use to make a quick “go/no-go” callI’m testing it out with real investors now.

The waiting period between the RFTA submission and inspection approval can definitely test your patience, but following these steps helps avoid a lot of unnecessary headaches.I’d also add that keeping open communication with the housing caseworker can make a big difference.

For all decisions and changes made the exit strategy needs to be tested every time!!

These owners are often more willing to accept a fast, all-cash offer.

(Land was going for 80-120k/acre when appreciated at 4.5%, so I offered everyone 120k/acre... which would have made my project work as long as it didnt take too long to lease up some units)I have access to the MLS since a family member is an agent in the area, but its been relatively slow to find anything on there, and the things I have found and offered on have gone quickly and my offer not accepted or even a counteroffer. 

.), pick your goal (BRRRR, rent-vs-sell, refinance test, etc.), and it returns a full underwriting breakdown:Base / downside / upside returnsP&L, DSCR, CoC, sensitivity tablesFlood + insurance risk for FloridaNext-step checklist and “what would change my mind” summaryIt uses conservative defaults (7.11% 30-yr @ 75% LTV, 5% vacancy, 3% expense growth, etc.) and calls out when you should check with a CPA, appraiser, or attorney.You can try it here on ChatGPT by searching for “BRRRR Brain” in the GPTs section.TRY IT OUT HERE!

I'm not sure the Real Estate World has even accepted this.

Adding the ability to run sensitivity analyses for ARV, rehab costs, or holding period can help flippers stress-test deals and make the tool valuable for regular use.

For landlords, understanding how to respond to suspected mold and how to educate tenants about prevention is essential to protecting both your investment and your reputation.Avoid Using the Word “Mold” PrematurelyWhen a tenant reports dark spots or moisture issues, it’s important not to refer to the substance as “mold” unless it has been professionally tested and confirmed by a certified mold inspector or remediator.Until testing is complete, landlords should refer to the issue as “black stains,” “discoloration,” or “moisture-related staining.”