If you haven't already, I stronly encourage that you look into the local regulations.

And just so we're clear, I understand the depreciation recapture, I am just unsure on the "nonqualifying use" regulation since the home was first a primary residency to begin with.  

In MHP's they are regulated like cars rather than real estate, but the renovation is mostly the same (sans foundation issues, and structural issues if leave the outside walls intact).

Are there different regulations for landlords in VA? 

Types of properties needed, regulations, etc. 

It's possible that the tenant may be more willing to cooperate once they understand the potential consequences of not taking action.However, if the tenant insists on not allowing the repairs to be done, it may be necessary to consult with a legal professional to understand the specific tenant rights and regulations in your area.

Most people start by looking up local STR regulations to understand the permit requirements, if any.

Check on your STR regulations first to make sure it's legal to do so.You you already have the house furnished?

So, if somebody wants to invest with you but can't share in the losses, then they aren't really investors.Once you start "pooling" funds, my understanding is it falls under SEC rules and regulations. 

I ran up against this with water and you would need to meet certain regulations.