(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

This means the homeowner must reside on site during the guests’ entire stay.

I actually worked with a client in Phoenix not too long ago who was in a similar boat...trying to transfer their loan to a buyer looking to use the property as a primary residence.

For instance, the construction loan I got to build my personal residence only required 10% down.

They also make it harder for resident owners to get financing (why?

Depending on if this is your primary residence or not can alter the strategy but that's the gist.

Doing my first wholesale deal in 2016, at that time there were builders buying blocks of houses from residents and doing new construction.

I have money to invest and I have some experience with construction as I have worked as an electrician for 3 years, general construction for 1 year and currently doing all of the rehab for my primary residence.

To support some of the challenges some residents may have that feel they conserve while others don't, you can also take the # of occupants and the square footage and come out w/a higher ratio for larger units w/more people.  

Investment Info:Single-family residence buy & hold investment.