. - Minimum work history: 1 year (please provide references and pay stubs for the past 3 months; if self-employed we can discuss alternatives to paystubs)

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

Primary home is a little easier but for FHA and other programs it requires 12 months title seasoning.There is something called delayed financing that if you purchase a piece of land and pay for the home "All Cash" without a mortgage you can get up to 80% LTC.

The guests refused to pay.  

Usually MTR comes fully furnished with utilities included, so you pay for the convenience.if the area has traveling nurses, other professionals that come for a few months for work they normally pay more, in certain cases the employer pays the rent not familiar with that particular market,  but worth looking into it.

Quote from @JooYung Choi: You could consider going for a STR in a vacation market that will give you way more cash flow to pay off the HELOC quicker.

but if i go in a LLC with them i get hit with the tax from the sale of the homeThe GC and the flipper were just going to split the profits from the sale of the home and they were going to pay me 2%/12% for the duration of the build. 

I went to pay them, couple of days work I'll pay with a check (1099) and cash it for them.Hey Tony, I've got all O's info what's yours?"

If you do have a TX LLC just to hold a TX property, you still have to register in CA as a foreign LLC, which still means paying the CA LLC tax.

We are building a place with HELOCs then after it is built we will finance it and pay off our HELOC, at least thats our plan.