Testing 

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?

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Put in a wall niche for bottles, and a tile ribbon for eye candy.

I knew these tests are practically useless but wanted to do a first test anyways.I then contacted a mold testing company who gave me a quote to test 4 samples in the apartment plus one exterior sample as a baseline for $650. 

My thought if you are sure you are going to complete all classes and pass the test, then you can do it all at the simultaneiously and get started ealier than doing them one step at a time.I guess if you are in HI, check with the Hawaii Real Estate Commission or whoever issues licenses.Hopefully this is not you, but on our state website they have pass rates by school. 

FHA also has a self-sufficieny test for 3 and 4 unit properties. 

Read this post's Myth 4:  https://www.biggerpockets.com/forums/51/topics/1122635-the-s...It is more difficult to pass the material participation test when you use a management company, but it is possible.

With FHA you are limited to 2 unit properties because of the self sufficiency test

When I started in 2019 and from 2019 to 2022 I tested out a bunch and mostly happy with and currently on Turbotenant.