I see a lot of investors assume the 750-hour test is the finish line, when in reality the material participation requirement at the property or grouped activity level is what actually determines whether those losses can be used.

But bring a mediocre deal with thin margins, and you'll hit the brakes no matter what your experience level is.

For some types of housing single level is better and they may be happy to hear from you.

Build relationships with 3-5 wholesalers and actually close deals with them (don't be the guy who ghosts after asking for a deal).What's changed in 2026 is the noise level is insane.

But to go to the next level I want to bring in investors.   

I would suggest anchoring the tenants on what the rent "should be" if it was at market rates and then stepping them up (maybe $50-$75 every 3-6 months until you reach the desired level.

If it doesn’t work at a high level, I stop there.Stage 2 – Full Underwrite (60–90 minutes):• Vacancy and reserves• Rehab assumptions• Financing sensitivity (what happens if rates are higher than expected?)

My proposition to you is that regardless of it being Valdosta GA, or central Florida, or California, the same relationships between rent and appreciation hold on some level.  

I've learned that real estate on a macro level is the business of finding deals, and learning how to fit yourself in them.

If you're lucky you're in an AO or C-1 zone which allow more units.