Not to beat a dead horse, but if you are looking for viable information to help increase your bottom line you need to provide more details if you are looking for help?  

The horse has bucked you off.  

Lots of people failed miserably in 2006-ish, don't feel bad.Getting back on the horse is key, and BP can help you do just that. 

Entities really should be the third layer, but most people put the cart before the horse.  

He says it is a total sellers market right now with horses bringing $10k-$20k OVER asking price.

@Chris Harvill Time to start the horse race.Step 1 - start the eviction process.

I have had good luck with contractors storing materials under the house, inside the house, some even on open storage atop saw horses, covered with tarp and banded with bungee cords.  

Here's the rub on the rental, right from the horses mouth...Property has been owned for less than 1 year and is not  reported on the applicant’s individual federal taxCopies of signed  lease(s)Now, for purchasing a new rental property you can use either a signed lease x 75%, or the income approach on the appraisal (form 998 or 216 Operating income statement). 

On the farm we called that buying a dead horse, one just about ready for the glue factory.

(If I'm on the Forums Monday, you might want to try to sell me properties; if not, come visit me cleaning out horse stalls in Lexington.....)