Otherwise, you risk her coming back later saying she still has rights to occupy.Re-qualifying is smart.

For the Kent property, your hours can qualify as long as you’re making the decisions, though IRS guidance can be strict when a property manager is involved.

The rebate is for homeowners or tenants but because the electric bill is in my name, and not the tenants, figured I'd qualify. 

You’d need a formal arrangement—like a lease or management agreement—so the IRS recognizes that the cash is effectively being passed back.

There is a method of buying a house without qualifying at a bank.

Planning a lean, compliance-first PM firm in the Triangle (Raleigh–Durham–Chapel Hill) operating under my own firm license with a formally appointed Qualifying Broker (QB) (as principal) and Broker-in-Charge (BIC) oversight.

Since your friend will live in one unit, you could likely qualify for primary residence financing, which usually means better rates, but lenders generally want the property in personal names first.

Have you spoken with a loan officer to see what you would qualify for assuming you do have better credit?

I'm definitely looking to invest more but I'm looking to reduce my taxes and figure out how to qualify for REPS.

This creates a formal lien, making it a financed purchase-even though there is no cash change in hands.Once property is appraised, I apply for a cash out refinance.