Go in person to the planning department and talk to them.

When I encounter this type of client, I do everything I can to convert them into one of the previous clients.First thing I have them do is run all their income and expenses through a separate account instead of their personal account. 

HELOCs are generally provided to properties that are held in the owner's personal name.Are your family members not interested in refinancing the property?

Require co-signers (like their parents), check references from previous landlords or college housing, verify enrollment status, and personal interviews to gauge responsibility.6.

I would be fine with a $10k non-refundable retainer and $500/hr. personally.

@Jill KellerI personally owned and managed several rental properties, mainly one family, 3-families and been advised by a number of attorneys through the years to forget doing LLC's.

If you need more to do the rehab, perhaps instead of partnering, you could get your former boss to do a personal loan. 

Not sure if the upstairs tenant (heavyset person with a dog) plays a role.Seeking suggestions.

I would personally roll the dice on the rental and see where it gets me if you don't have to sell at this moment. 

Which is very complex and costly and likely warrants professional help.Now, if it's just you and your spouse, then your 2024 tax preparation is likely relatively straightforward:- you will create a Schedule C on your personal tax return- you will NOT report any costs of purchasing the property or its rehab, not in 2024- you will report your business overhead expenses such as marketing, driving, technology etc- you will end up with a business schedule showing zero income and some expenses - not breaking the rules but potentially raising an audit flagCan you do it yourself?