But I could easily make this a 3 bed, 2 bath within the existing sq ft. 

Since you currently operate without an LLC and report rental income on Schedule E, the vehicle purchase might not seamlessly integrate into your existing tax structure.To leverage Section 179 deductions effectively, you may need to consider restructuring your rental property management operations.

If I just make a single listing on FF for this 5/2 and say list it for $4000 / month (market in this area), how would I get 2-3 random nurses to commit to the property?

The catch 22 of being accused of brokering without a license vs. being accused of taking a net listing as an agent still exists.

They MAY allow you to add another meter on an existing line to the house but may also require a new line to be run.

Affordable Housing Incentives -While SB 9 encourages new development, it also includes provisions to protect existing tenants and preserve affordability.

The worst part is that it's usually way too easy to get your license, and the consequences for these sleazy agents are usually non-existent or not harsh enough. 

YUP this is reality in Oregon.. if your going to be a landlord it makes you committed to long term. 

In this market i would only go that route if you have the resources to cover their initial investment so there would be no loss of capital if things go bad.One of the syndications that i am an LP buys MF, rehabs the existing units, converts tbe garages into max number of studios, brings all units to top of market rent, and exits with max NOI.  

The only way to ensure a goal is commitment to the input.