No, I don't see 100% financing as realistic at all on investment properties. 

From your perspective, is this a realistic expectation?

But with interest rates being what they are now, I’m wondering if that 8-12 % CoC target is still realistic (after underwriting vacancy, repairs, CapEx, etc.)Thanks in advance for sharing your experience.

For me, a regular 1,300 sq ft house with new roof and windows I am not spending under $60k+ currently

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.

I would get at least 3 quotes for the work to be completed and have a solid scope for expectations (quality of finishes, timing, etc) to ensure realistic numbers and check references.

Get a real good idea of what it will take to renovate to the quality of houses that are selling with few days on market.what you spend on quality renovation you save on holding costs.You can’t stint in class A or B, particularly in kitchen and bath. 

Spend time learning how to analyze deals and neighborhoods so when a good property comes up you can move quickly—lenders and partners will take you more seriously if you clearly know your numbers.

Its probably not realistic for many to sit on the side lines waiting for 3% or 4% rates to return.Those rates we will never see in our lifetime again Id think 

This means the average stay at your property cannot be more than 7 days, you will need to pass the tests of Material Participation or being a Real Estate Professional, and keep a log of the hours you spend performing “activities” for the real estate.In order to Material Participate, you need to pass one of the seven tests for Material Participation on the property.