The only real way to do it, as I see it, is to go scorched earth and nothing is off limits.

Common problem, no easy answer:(We try to allow our owner clients to arrange their own maintenance, but have learned the hard way there MUST be limitations:1) They can't hire our people!

If your project has limited amenities - don’t comp to fully amenitized assets with a pool / fitness center / carport and garage parking / etc. 

I now offer "limited service" as a PM for 10% which includes marketing on 20+ channels, 24/7 guest communication, daily pricing, automations and software connections, but it is 10% of revenue. 

Unlike long-term rentals, STRs can be treated as non-passive, allowing depreciation deductions, including bonus depreciation (40% in 2025) on eligible assets.For tiny homes, tax classification matters:If mobile, it is considered personal property, allowing 100% depreciation under §179, subject to income limits.

You have the ability to sell while limiting your capital gains tax because you lived in 2 of the last 5 years. 

None of the walls I'm shifting around are structural so no issue there but from a leasable / liability stand point what are your thoughts?

It’s not limited to rentals, but since your parents-in-law's home is a primary residence and not a rental, it wouldn’t qualify for a 1031 exchange right now.

Why ask: If you’re not going to be a full-time investor or professional, it’s important to ensure that the mentor works with people who have similar schedules and limitations.11.

Most lenders will also look at debt coverage ratio which limits leverage at this time due to higher interest rates.