OP please look back over your posts over the years.  

Hey Nick, I am a new investor here I appreciate your response to OP's question, could you elaborate on the complexities associated with assuming a mortgage in today’s high-interest rate environment?

As for the OP, apologize if it is a legitimate grievance and you are at fault, then explain how you will remedy the issue for future guests. 

I've owned a number of rentals, done some flips, minor land development, etc. in the past in Nevada and Yuba Counties (still have a couple of places in Smartsville), and am actively looking at new ops in Grass Valley specifically. 

The OP also forgot to mention what the preferred rate of return is.

So OP, Who Knows?

.- you or your spouse can qualify as RE professional and the limits the OP discussed do not apply- you can use the “STR loophole” (terrible name) to not have the limits the OP Discussed apply  - a derivative of the STR loophole that for lack of better name I will call the MTR loophole will let you provide amenities to not have the limit the OP discussed apply.I suspect there are many more.  

OP said QB doesn't work.

Hi @Lily Ochoa - I'm a real estate broker and investor in NYC, I'm familiar with co-op transactions as well and can give some advice. 

How does this address the OPs question.