Another reason why investors fail to use debt responsibly is the inability to distinguish between 75% LTV on a $1M property and $100K property.

Could certainly still work for you, just make sure you distinguish your rentals from the crowd and make sure the numbers work as a LTR just in case.  

By providing good content and good analysis, you distinguish yourself as a professional, and a professional resource!

I can't distinguish a difference between the two? 

In that scenario, activities like direct tenant communications, dealing with turnovers, coordinating with attorneys, contractors, and vendors feel like they should fall under the “material participation” bucket, since the investor is actively running the portfolio.That’s also what I meant when I asked which platforms/tools most RE investors use to spend the bulk of their time managing these day-to-day activities — since those hours are what typically count toward eligible material participation.Your context on how the IRS distinguishes between investor-type vs. operational activities is super valuable — thanks again for laying it out so clearly.

Petersburg, FLGreat question—this one trips up a lot of people, and unfortunately, even IRS and FTB reps sometimes can’t give a clear answer on the spot.You're right to distinguish this from an “underpayment” or “late filing” penalty.

Since filing separate tax returns could increase your taxes, a "post nuptial agreement" would allow you to still file jointly but distinguish the properties for your other situation.

Audience: Who we serve: Your place is a beach goers vacation spot for small groups Market:  (I use budget tier & location given those drive >70% of travel lodging choice) : Panama Beach - Midscale tier Submarket (who we compete with)   No beach view, walk to beach, townhome w small yard  Niche:  None currently (this is how we position a property to distinguish from our comps)Your headline - photos - price - and first 2 sentences of your listing copy should speak specifically to your niche.   

:You now have permission to invest in anyway way you see fit and to suffer the consequences.If you can't distinguish between actions in investing that are taken when proper procedures are followed, versus actions to avoid disaster when proper procedures aren't followed, you will have an interesting experience.Advice to avoid disaster is almost always different than advice that is considered "the norm". 

I’m not familiar with Nevada regulations for loans but states like AZ distinguish between brokering and lending your own funds.