Keep updating it as your knowledge base grows.  

Usually comes up the other way when they leave the state and turn their old home in to a rental and keep it registered as owner occupant.)It’s defiantly the reason I will never spend 183 days in MN and NV remains my home base.

Purchasing from overseas, I made my offer based on the advertised info and, believe it or not, did not uncover that 2 of the units were just 1b/ 1ba until after due diligence. 

Just trying to see best way to play the tax game.

I would look into a DSCR loan option it will require 15-25% down depending on the lender but it's based off the asset and if it debt services rather than based off the individual. 

It will cost approx $4000 to remove the Oak tree based on a professional estimate.

Most of the software I use for deals for myself and my clients use an algorithm that will use statistical amounts for replacement based on current costs.

I would base this first off of where I want to work first.

We built our 16 person cabin with fire suppression in it because we didn't want to play games with the definition of bedrooms to skirt around the regulations.While I don't disagree with the point your making, I will say that our interactions with the fire marshals and city officials have been way better than we expected. 

Fix it up over 1-2 years then evaluate what's the best play (stay, sell, refi, STR rent, LTR rent, etc...)