For 2018 through 2025, you cannot deduct investment fees. These fees are treated as miscellaneous itemized deductions subject to a 2% of adjusted gross income floor; these deductions have been suspended for this period.
Debt on which a person is not personally liable. In case of nonpayment, the creditor must foreclose on property securing the debt. At-risk rules generally bar losses where there is nonrecourse financing, but an exception applies to certain nonrecourse financing for real estate.