You and your minority band of enablers chose to be negative, rude, hostile and you got the same energy back.

If you can structure it like a legitimate business, you can spend a small amount of time running it.

Any legitimate wholesaler is going to ask for a $5k non-refundable deposit.

I would tell you room count has little to do with what the IRS will accept as a legitimate write off.

My thoughts being that with housing prices inflated at least a (legitimate) turnkey would help cut through the barriers of building a team/finding a prop/renovating/placing tenant, obviously your margins are still being cut into by the nature of how a turnkey organization's business model works, but interested to hear what others think?

My mind frame now has evolved from two years ago, and I now see the extra income as enabling greater security reserves, providing the ability to hire repair folks instead of DIY which saves personal time, and to improve the property more beyond the minimal.

Your "compassion" is enabling their bad behavior and this is the key thing you need to understand.

When can one legitimately leave their job from which they were approved for a loan after closing without having to worry about Fanny or Freddie showing up at their house in the middle of the night?

In the meantime we will continue operating our business matters without trying to con tenants and creating unintended taxable event.It is nice to think about hypothetical solutions to work around an issue but when someone gives you a legitimate roadblock (having to pay tax on depreciation recapture) I would recommend trying to pivot to a new idea instead of ignoring that your idea holds no practical usefulness.  

Merely seeking people and connections that can help provide legitimate guidance and direction.