And the eclipse website is asking me to get a notarized affidavit stating that one unit is being occupied by me.

Chris, I have gone through the process of obtaining rental licenses through the Philly L&I through their online portal eCLIPSE for my own self managed investment property.I would go ahead and let the license expire if one unit will be vacant and not producing income for the next 6-12 months.

We schedule 1 year of Reno, and another year to fill it up, and offer a preferred return until the cashflows coming in eclipse that preferred return.  

Today, we manage properties in 11 different cities and have plans for further expansion across our Southeast footprint.  2021 is the first year we have purchased over 1,000 single-family homes for renovation and eclipsed the 7,000 properties under management mark.  

Whether forced appreciation through doing a live-in-flip, ADU, and potentially solar along with equity is enough to eclipse a potential collapse/stagnation in the Oahu market- that's the big sticking point, and all of my musings come back to your premise: is the cash flow there and is the potential for appreciation and equity worth the "uncompensated risk?"

Downtown Austin is actually on the southern end of our built-out metro.Some experts have told me that The Domain area could eventually eclipse downtown Austin in size, weight and height.

You would just need to get a Commercial Activity License through the Philly eClipse system (simple & free), then associate a Rental License for the particular property ($56/year) under this Commercial Activity License, all through the eClipse system. 

And it usually takes many years to get there, in my case 7 years, before my passive income eclipsed my W2 as a corporate exec.

Climate change is as predictable as the eclipse.

I know that for 2017 that my expenses will eclipse my income from the property, because there's only 1.5 months left in 2017 and since the property is distressed, I'm getting zero cash flow while we rehab.