I would start with a conversation:"As a reminder, our policy is that guests can only stay 14 days.

I become the brain of my clients and know what they really want and what they don't want based on our conversations.

your message of slow and steady is clear in the BP money podcast, it was clear in your conversation with Dave Meyer, etc.  

The AC was not included on the lease so before I had this disturbing conversation with tenant he installed 8,000 BTU AC unit that was not enough to keep the place cool.As much as I appreciate your advices I think that getting property manager is taking easy route and I like I mentioned I am pretty new to this and want to learn as much as I can and sometimes it is just not pretty and easy but I still think its worth to managing the property on my own so that if I ever end up getting property manager I know what to expect of them and how to manage them!

My approach is to apply for a conversion permit to convert the family to a single family residence, which is conforming.  

That was a pivotal moment in my journey, allowing me to achieve better conversions at my appointments and helping me reach 24 deals and over $250k in my second year.

Primary you can go as high as 90% CLTV and investment 80% Max LTV but with most DSCR or lenders 75% MAX investment.Best way to map this out or to make sure your taking the right steps with the right property is to have a long conversation with a Seasoned Banker and your realtor. 

Then I have an in-person conversation, not a written one. 

My plan is to get a 2 family property that is ready, I don't want to do renovations or conversions, minor cosmetic work may be ok.

Depreciation recapture (including your bonus depreciation) doesn’t go away with the conversion to a primary home.