Stays of >30 days are typically considered rental income and treated as regular Schedule E rental income.My focus is on >30 days because that's where I see the least amount of pain per dollar. 

Regular lawn care is something they expect.

We can create an email/Facebook group and talk regularly. 

@Bo GoebelIf you have everything in line (meaning the construction budget, the contractor that's approved, the inspectors etc...) not to mention the regular loan papers,you should be able to close that 203K in 30-45 days. 

FHA and USDA appraisals are identical. 

If someone were to loan you money on your note, I would expect that they'd want at least 12% interest from you and regular payments.

I just worry about parking if we have guests staying in our home on a semi regular basis.

Purchased for 300K, identical apartment next door to me sold in Aug 2018 for 450K. 

On the financial side, this method allows you to have all the regular financing options you get when purchasing a property in your own name - since that is how you are conducting the transaction.

Most lenders will not call the HELOC due at the 1 year balloon either, provided you are making payments on it regularly.