Please educate me everyone.

This happens so frequently that changed my lender page description's first line to read, "SERIOUS INQUIRIES ONLY."

It's a specialized area of the law and I'd hate for you to pay for him/her to educate themselves.

I've tried everything and done everything "right" according to what everyone says (professional photos, changing rates, premier host, updating listing frequently)...well this was a surprise..."

Its tough living in a construction zone but it can also offer you both an investment, education and place to live for the time it takes to complete the renovations.I actually started by using private money (people I knew who had money) and used them as lending partners.

Vrbo says they also give preference to listings that are updated frequently. 

With multifamily you can be either active or passive and both are much different paths or education. 

@Jim K.Normally I agree with you guys as your comments have provided me with plenty of knowledge and education.

Typically reno scope/rents/insurance/etc. are very market-specific, so building your analysis muscle for your chosen market is important so that you go in with the best possible chance to make an educated choice on purchasing.

Quote from @Kathleen Park: I recommend you educate yourself on "ordinary wear-and-tear" vs damages, depreciation, and your state laws.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.