I will not comment as to the tax laws and underlying rules - that is a discussion you can have with your tax advisor who presumably you are paying to help you.What I will do is provide practical and business guidance on tracking time.Firstly, there are apps available that can assist with time tracking where you can specifically detail your time, who you met with, etc.

It's very similar to the Fannie Mae Homestyle program you discuss.

If you're left with $107k across all 3 units after ALL expenses are deducted (some people don't include PITI when they discuss NOI) then I'd say it's darn good.

Don't be afraid to ask them why they don't want to apply.When I'm having pricing discussions with owners I work with, I always remind them: a month of vacancy costs your bottom line more than a unit filled with a rent reduction.

It would be a lot easier to discuss over the phone haha.

Quote from @Anthony Sigala: Can I message you to discuss further? 

As explained above, income from the financed portion of the property in an IRA would be taxed as well, but you can deduct related expenses, including depreciation, to minimize this tax liability; that is why I recommend a discussion with a tax expert to understand what your numbers would look like.Hope this helps!  

I'm looking to buy a house in the St Pete market & have read zoning regulations, articles about STR (anything less than 30 days) and have discussed with my realtor.  

When you focus on your profit, you ask for a bad review and harsh treatment from the algorithm.

I’d be more than happy to hop on a call with you to discuss the different areas and explore how you might make it work.