@John N CookI don't have much experience with ROBS... but the C-Corp requirement will mean that your C Corp has to file and pay its own taxes - unlike a Single Owner LLC, which can file within your personal tax return.  

They had just paid off a tax sale before we filed our foreclosure so I think there was some confusion that there was actually a second foreclosure.

While I am aware that an SBA loan is an option, I am considering alternatives as we have not yet filed our 2023 taxes and may not do so before applying for this loan.

Where can you find a property that produces a positive return in that scenario?

But if you rent any property, including part of your home, for more than 14 days, then you have to report that income on your taxes.However, based on what you said, you won't meet the IRS requirements (Treasury Regulations section 1.280A) to be considered a short-term rental (STR) when you file your taxes. 

In my state, we have to produce an itemized list of all expenses that came out of the deposit within 30 days of tenant moving out.  

If the LLC you set up was taxed as a sole proprietor then it would not file a tax return. 

In appraisal, there are generally 3 approaches to value - sales comparison, income, & cost.sales comparison approach is typically best and most reliable for residential real estate (4 units or less), income approach becomes more reliable for commercial properties (5+ or more residential units), and cost approach is better suited for newer builds, unique, and/or income producing properties.

If the lease maturity is too far out, enforce the visitor provisions in your lease (mine allows no more than 14 days) and send notice to quit or eviction will be filed. 

The trick here is to get a signed deed and wait to file it.