I've been a rental property investor for 25 years.I'm just wondering if you're aware of RE investment alternatives that might better suit your situation. 

Please advise I (the landlord) should pay for labor and material to cover the area with rocks, or Tenant is responilbe to clean up the area and pay for the labor and material. 2.

They have huge efficiencies of scale building the same floor plan over and over ordering the same packages of materials.   

Here’s a quick breakdown based on my experience:Building new construction gives you full control over the design and materials, allowing you to incorporate the latest energy-efficient systems.

Setting clear expectations can help resolve the problem and maintain a good landlord-tenant relationship.I used to smoke cigarettes myself and found that switching to vaping was a much better alternative.

@Michael Plaks is spot on - character wise, 1099-R income falls in the same "bucket" as a W-2 wage would be, thus to offset this income with real estate losses, it follows the exact same pathway (ST rental with material participation or REP status with traditional rentals), but since you don't have all your time sucked up with a W-2 job, you have much greater flexibility to hit those related hours thresholds under those paths as well.No idea if he's taking clients - but if you are looking for local(ish) and qualified in TX, Michael is also likely a great one to reach out to.

I hold two properties in an LLC, one property is currently a STR with less than 7 night rental on average and I provide hotel-like hospitality services and materially participate.

The construction cost is estimated to be around $180,000.Buying a Property in the Midwest: Alternatively, I could take the $180,000 and buy a property (or properties) in the Midwest, where the rental market is more affordable.

You're just using new debt to pay off old debt (which is the same concept as your alternative: refinancing your primary to pay off the HELOC).

The article does say " Alternative Assessment Methods: Consider looking at a potential tenant’s credit score, rental history, and references.