:New Orleans is flat.

SC has  a state bill that is going through its paces that would make it illegal to flat out ban STR's.HOA's could not prohibite STR's if this passes, nor could cities. .

Is a reasonable seller really going to flat out reject any buyer who wants to see historical data? 

Esp now that appreciation is flat for the last 1 1/2 years.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

I don’t have any credit card debt but I have several other bills that are like utilities that are getting past due and I am literally flat broke.

You will know solar "works" when you see all the flat roof commercial buildings throwing them up left right and center.

Second, I know the tenant doesn't have excess funds as they are still dealing with the effects of hospitals, drs, etc.

@Tyler Case - You could offer someone a promissory note or a debt play, e.g. someone brings the downpayment and renovation costs and you pay them a flat 10-12% interest on their money with the plan to refinance their funds out down the road.

I talk to our local Section 8 office frequently as a property manager and in the begin they made it VERY CLEAR that the minimums are to protect the landlord AND the tenant.Most likely, the tenants are not going to have excess cash flow or savings to cover any of the damage to your "upgrades".