I mostly operate in VA and NC holding long term rentals.

Then if you are only looking for cosmetic flips then you limit your targets and increase competition because every wannabe HGTV, realtor, interior designer, contractor, handyman is looking for the same easy flip.Its doable but lots of strategy and organization, hustle. 

We operate in a 40 mile radius from our house.

If you operate an STR, gross income is your total rent paid by your guests, before any subtractions.To figure out your taxes, you take this gross income and subtract from it all allowable business expenses: marketing, education, technology, licenses and fees (including Airbnb and credit card fees), office expenses, business driving and so on.

If by real estate business you’re implying you have little or no money to invest but are contemplating using one of the guru inspired methods (subject to, “wholesaling” , fix n flip) to create cash flow, I’d encourage you to do research on the true success/failure rate of people who engage in these endeavors, the amount of money the successful operators spend monthly on marketing, and the real time commitment and knowledge and experience necessary for success.  

In the event of recent non-drivable we would allow more time to get in operational state than we would allow for other lease violationsIn my market option 3 could be very costly.  

This framework is helpful in becoming more organized. 

Run an Opco/Propco model.If your business utilizes real estate as part of ongoing operations you can get all the tax benefits of active RE by having the building purchase and hold the RE.3.

It is imperative that you protect yourself (and your guests) by using the legal language and requirements of the state you're operating in.

Feel free to inquire about their staff qualifications if it's a larger organization.2.