@Michael Hayes you should discuss this with the S8 office handling the inspection.Most HAP contracts require a landlord to supply the fridge & stove, NOT the tenant.Violations of the HAP contract may lead to rent abatements and even banning of the landlord from S8 program (usually only with that specific Housing Agency).

I understand that New york is one of the cities banning STR's and was curious if the seattle-tacoma area is a good area to even invest for a newbie.

@Trevor Toft Unfortunately, Parker bans short-term rentals of any kind -- in your own home or in investment properties.

Doug Ducey took that authority away in 2016, when he signed a law that prevented cities from banning short-term rentals and required them to treat short-term rentals the same as long-term rentals," The Republic reported."

I thought he had been banned from BiggerPockets for doing that, but I guess they just locked the thread and that's all. https://www.biggerpockets.com/forums/51/topics/1155771-seaso...By the way, there was a comment where someone speculated that his answers were the same as ChatGPT because ChatGPT learned the answers from his post. 

It would be a no go for you in most areas of Dallas.https://www.dallasnews.com/news/politics/2023/06/14/dallas-w...They banned STRs in single family neighborhoods.

If I am forced to let her and the dog stay, will insurance and umbrella policy allow a banned breed?

I know Austin just passed the Home initiative (https://www.homecoalitionatx.com/) which apparently is lifting the ban on the number of unrelated adults living in a home. 

Newer HOA's tend to address the issue with minimum rental lengths, or in some cases a total ban.

This is where you'll find details about "dealer" status, specifically 1231(b)(1)(A) and 1231(b)(1)(B).An investor that holds rentals in addition to flipping properties can certainly be considered a dealer.