We've never actually had a tenant use it after reading the addendum (which was our goal), and I think it helps prevent problems when they understand the myriad issues involved in its use.  

Any competent real estate attorney can take care of this for you. 

My suggestion is read up more about BRRRR before you think too much more.

The sunroom is a bit of waste for the sqft but could turn into a reading nook or something if needed.

I haven't done a HELOC recently, but when I did, they didn't care about the W2 since I already owned the home.

If you know your target market and believe they truly wouldn't care (or be impacted- especially if it's very price-sensitive), you're probably fine with less.

This is primarily why I plan to get a property in Old Town Alexandria whenever I can (THE HOMES HERE ARE EXPENSIVE) currently I do airbnb arbritage here and it does phenomenal, I read through your report which furthered my confidence in this area, and I'm excited to keep holding onto property here.

Their strategy focused on targeting traveling nurses, a niche market with reliable demand.As for repeating the process in the same city, it's doable but requires careful planning.

The negatives are what you will read in the articles. 

From what I’ve read in the Wall Street Journal, companies like ALE Solutions specialize in placing displaced families.. so you might want to explore partnering with them.