@Kevin Waymire - the renewal one is easy. 

In short, securing an STR permit isn’t easy unless you fulfill all the township’s requirements

A link to FilePlace is at the bottom of every page, making it easy to find.If you have technical issues, email [email protected], and someone will help you.

To get access to the maximum amount of equity, I would recommend Tower Credit Union.

i have ALF in florida, and there is easy to get it done, but i did not see any help in new jersey , no consultant etc, who can help me please to open a small ALF in new jersey

Since your dad is a contractor with access to affordable labor, the renovation costs could be lower than average.

Fees should be clearly stated, easy to understand, and justifiable.

If you go this route, make sure there is a very very very wide spread because it's so high risk and easy to lose.

Honestly looking at your situation I'm not sure I would recommend you do the taxes yourself,  change of accounting method (F 3115) isn't easy for someone that hadn't done them before these online software companies make things seem easier than what they are, they are good for less complex situations. 

It’s easy to say “just screen better,” but I imagine truly tightening up criteria without killing occupancy can be an art.Since you’ve seen this play out firsthand, I’d love to hear more—what specific strategies have you used to filter out the bad tenants from the good ones?