Get out of your comfort zone.

I have a property in Memphis, TN that is zoned as mixed-use (RW).

But the red tape and the inability to scale due to the way mobiles are purchased and then not having boots on the ground where I was targeting were just too many obstacles to overcome in terms of risk.But the numbers were there. 

They admitted it was after a drunk driving incident, which at the time was a major red flag but I let it slide. 

Yes for houses directly on the water (such as the bay) and in a flood-zone.

With a warranty, there is red tape and delay in getting a repair made.With a vacation rental, your first priority is an immediate repair, to preserve guest satisfaction and the rental. 

When purchasing, things that will amplify rates are roofs that have less than 10 years life, old water heaters, flood zones etc.

I have heard Boise was cracking down on permitting, so make sure you can meet all licensing requirements and that you are in an area zoned for this type of use. 

-If I move money from my homes equity into the business account, will that red flag? 

Only buy preexisting airbnbs or airbnbs that are registered, but commercially zoned.