Be prepared to start a lawsuit.2) File a complaint with state's Board of Realtors3) File a complaint with state's Attorney General's officeSince these are unlikely to be permanent solutions, you'll also want to start searching for another PMC.Recommend you speak with @Russell Brazil

I'm genuinely asking to understand the use case for my self for an individual investor.Re. balance, as someone who is a former CPA and has prepared financial statements for multi-billion $ funds, I understand the important of a balance sheet.

I live in a VERY high demand tourist area with lots of rental properties and I have been working in property management for 5 years. 2 years ago, I ventured out onto my own because I was pregnant and wanted to work from home and stay with my baby.

If I can get 2 different renters in before Jan 1 2025-is still possible by obviously getting a cost seg.Also, would all of the house hunting, going out to see properties, research (calling city for license/map searching) and buying the furnishings count toward the 1 of 7 qualifications IRS demands in addition to the 2 Airbnb bookings-preparing home, cleaning, set up etc?

Anyone investing in real estate needs to be prepared for that.It sounds like this investor was able to make significant progress with this tenant to get caught up.

Another option because of your networking is to joint Venture with someone to get into a deal.

It’s not that these expenses aren’t important—they should absolutely be planned for even if the property isn’t producing extra cash monthly.So no, you’re not misunderstanding—it’s just that the guest may have assumed investors in this strategy are prepared for such expenses through other means, like savings or planned reserves.Thanks for your input!

Investigate "transactional funding" and "joint ventures".    

Prepared to hold for 8 years, ideally 10-12.

Is there any other options anybody else would do or would you just wait 6-12 months to refinance to start on my next venture?