Operating an Airbnb business requires being up to date on current local ordinances and restrictions.

This is an important date for the 2-in-5 criteria for capital gains exemption.

My net number is rental income minus expenses(3 mortgages, paying power bill at all three houses, property tax, insurance, internet in two properties).

Each room will have a separate lease on it with a separate deposit following normal property management practices, and like you said, the leases have different start dates. 

Good cell phone reception and internet.  

I am trying to get home owners insurance before my close date Feb 25, and it's been a nightmare.

You can always sale on your date and convert appreciation to monthly cashflow.  

Most softwares will list (at least) name of guest, stay dates, ADR, and revenue to owner.

However, nothing has worked out to date for better or worse.

But yes, now that we are here, maybe let him know that if things do not get up to date or cleaned up you will go to his superiors.When people are late right at the beginning, I let them know that the behavior is not acceptable and let them know there are consequences to that bad behavior.