I called some collection agencies and they basically admitted that for the amount of the judgement, they aren't willing to do much more than call and harass him for a while.   

We do co-living for the main stream. 

If you have bank loan (not an agency loan) or no mortgage at all, an LLC is certainly an option.

Figure out a question set that helps dive into their expertise as investor-friendly agents, ask about their experience in the investment real estate space, and have them send you a few properties that could meet your goals to show that they can provide quality properties for your to analyze (hint: this is also good to see if they overpromised on their market [ex - Raleigh for cash flow]).Also with the new lawsuit, any agent that knows what they're doing will require you to sign an agency agreement prior to viewing a home.

In short - if you aren't licensed to do the work -  your services aren't going to satisfy the permitting agency.  

Here is a video that runs down the basics - https://s-media.nyc.gov/agencies/specialenforcement/01-Legal...There is also a prohibited building list - https://www.nyc.gov/site/specialenforcement/registration-law...Here are some more info overall - https://www.nyc.gov/site/specialenforcement/registration-law..All of this makes STRs in the city pretty tough but it certainly not impossible.

OHFA (Ohio Housing Finance Agency) has some down payment assistance options.

Mainstream homeowner policies won't cover sober living because they don't account for the risk of multiple people recovering in the same home

Once you file your 2nd year of tax returns, you may now be able to qualify for Agency Loans (FHA/Conventional).

I suppose I could combine the two ideas and live in a basement while renting out a 2 bedroom home to a traveling agency.