we have the #1 college for Non destructive testing in the nation in town and was thinking i could rent each room to students if needed 2br 1.5 ba

"gig" economy, technology, etc), cost of living especially housing, etc, so it will be interesting to see how those changes manifest themselves the next time the economy and markets are stress tested. 

Not trying to negate your project but just saying that you need check your assumptions and their stress test those in your forecast before you get started. 

We're going to test a few different things and see if what works. 

A property owner in a HOA rented out his unit for STR, the HOA said no, a law suit came about, and the ruling was City law trumps HOA rules.Below is the link:https://www.google.com/amp/s/amp.vcstar.com/amp/90311826I have yet to test this case law.

However if you go outside of city limits then the county has more lax requirements and they are subjective about what is an MHP versus what is not - sometimes it's 4 homes, sometimes more.Most water wells can support multiple homes, it's more about the treatment equipment sizing (e.g. chlorinators, filtration systems) and ability to keep up with demand, and also regulatory requirements of water testing once you have 15+ homes - it becomes an EPA thing instead of your state DEQ. 

Even if they have the knowledge of an accredited investor (which I don't believe that studying for a test and passing it equates to years of business/investing acumen) they still don't have the net worth of a REAL accredited investor (otherwise they would be accredited without this new law).

ms-qNaEOj.gif

My first BRR. I get a D on reconciling contractors’ conflicting estimates and invoices with budget.

You can tie multiple properties and activities together to meet this test, but that alone won't necessarily allow you to turn passive losses into active, it merely changes the presumption that they are passive2nd bar:  You have to show you are actively engaged in rental activity/property management for at least 500 hours in the year.

Do a stress test at 30% as well.