This one just told me it can't be done and didn't offer any alternatives.

The material costs for painting a wood floor will be under $100.

Too much risk with low quality contractors these days, or alternatively you have a big hassle factor.

Condo Heloc could be difficult with recently being listed for sale..check in with @Joseph Chiofalo he's a South FLA based lender and they have DSCR and alternative income bank statement second position programs..they also do mixed use and 5+ units commercial lending. 

Sadly you would need to either have a spouse qualify for REPS (you cannot due to w2) or either make under 100k per year so you can deduct up to 25k of losses per year and actively participate(this is different then material participation). 

Depending on if you use a DACR loan or other alternative financing the LLC might be required.

So we need to eliminate these incorrect facts from being used to back your opinions.Now, I just know you're going to run off and write some long winded response that argues some arcane and totally irrelevant points using materially incorrect data.  

From maintaining Winter and Summer temperatures to deposit alternatives, etc.

Phil -There are various published online material(s) which can serve as guidance. 

Importing Materials Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?