Is there really no way to hold shameless tenants accountable?

Things like a website, an email at your domain and credible social accounts (even small things like a profile pic and bio) can show you are a legitimate business.

@James Boreno You’ll likely owe taxes, but don’t forget to account for your adjusted cost basis, which factors in the original purchase price, depreciation over 10 years, and any capital improvements.

We plan to stay in this house for more than 5 years unless another great opportunity arises, but maybe it is best to allocate a bigger portion of savings to our real estate investment savings account than our home improvement savings account for the first few years.

Comps do not lie, if she pulled similar ones then that's what it is but if the agent did not take into account the bedroom and lot size that would change the value.

Provide a detailed accounting of deductions, along with the invoices, to show you’re acting in good faith.

The rehab expenses don't line up but they are not stealing, I would suggest having a zoom call or sit down with their PM or account manager to see what is not lining up and where you see issues compared to what they have on their sheet. 

So, an IRR rarely gets taken into account during due diligence, although like most real estate transactions, the exit has the highest potential for return.I'd love to know some average numbers for a turn key.

Ensure you account for expenses like maintenance, vacancy, or capital expenditures.

I will say, short term rentals require a bit more work, and if you are moving out of state, you may want to take a look into getting a property manager ( take that cost into account when running the numbers ).I hope that helps, reach out if you have any more questions.