You can qualify for this by:Having tenants for 7 days or less at a time.Materially participate, typically with the test: You participated in the activity for more than 100 hours during the tax year, and you participated at least as much as any other individual (including individuals who didn’t own any interest in the activity) for the year.Here's a helpful article that covers material participation and other options if you don't have REPS https://www.biggerpockets.com/forums/51/topics/1198185-how-c...

The information contained in this post is not to be relied upon.

The Regulations contain an "anti-abuse rule" which basically prohibits breaking into multiple invoices "a single unit of tangible property."

IRA UBIT primer. 4) Compliance CornerFocus: Unrelated Business Taxable Income (UBTI/UBIT)What the rule says (plain English):When a tax-exempt entity — including an IRA — earns operating income or income from leverage, part of that income may be treated as UBTI, which can create a federal tax liability separate from the IRA’s tax-advantaged status.

Not to kill your dream, but don't get caught up in getting too creative- while your shipping container idea is fun, it'll take more time, energy and capital than you think.

@Matthew Brown To do a cost seg. or not depends on a few factors (that don't include impact on property taxes) including, but not limited to:What you are hoping to get out of it (e.g. offset other income in the portfolio, get a big refund to put down on another property)How long do you plan to hold the property (depreciation recapture of 25% might make this less worthwhile if you sell the property in 2 years)Did you already place the property in service and start depreciating it for 27.5 years (LTR) or 39 years (STR).

Here's an article with FAQs including the cost of a study.

Then email a copy of the prequal over to the agent which will give them the numbers you are pre-approved for like sale price, Maximum monthly payment which should contain PITI.A realtor has access to MLS, public records and property appraisers website that discloses annual taxes.

I'd also add, to do a cost seg. or not depends on a few factors including, but not limited to:What you are hoping to get out of it (e.g. offset other income in the portfolio, get a big refund to put down on another property)How long do you plan to hold the property (depreciation recapture of 25% might make this less worthwhile if you sell the property in 2 years)Did you already place the property in service and start depreciating it for 27.5 years (LTR) or 39 years (STR).

@Andrew PhilpottIf you want to discover real multifamily properties it will be more beneficial to cooperate with a local agent who has a niche in small multifamily properties as he or she will make an MLS search for you that will include only multi families and will also inform you about off market or pocket listings.