generally a roof doesn't count as egress.

I guide clients who are looking to treat their STR as active.Somethings to consider are whether you should get a cost segregation study done, creating a log of your hours and having an understanding of what hours count / don't count.

My wife and I have been surprised to see that we've been able to raise the rents on our MTRs much higher than we expected, but we had not counted on that to be profitable.

That is several thousand in rent gained right there and they is not even counting the cost you would incur with each turnover.

I didn't know about conventional not counting boarder income for non-serviced properties.

He is a family friend and we have even looked at some off market for sale by seller too that I identified stuff where he wouldn’t even earn a commission and he was happy to investigate for me - more of a looking out for me / family than counting a check (I am not looking for expensive real estate and he has owns the brokerage of 20+ agents, unfortunately my purchase isn’t much of a profit opportunity for the office but would probably be more embarrassing on him if we get something wrong  😂) Noted on the inspection though and I will stipulate it is a deal breaker on my side.

Unit count in the low 300s. 

So you don't want to count on it at all for the short term.

Last month she paid the rent seven days late and this month she is ten days late and counting.

However, if this total income number is negative it will count against you like any other liability would (think car loan or other mortgages with no rental income or credit card min monthly payments/etc) against your DTI.DTI is typically maxed out around 45-50%, so half of your monthly figure so if you make 10,000 gross per month your max liability at @50% DTI is 5000 a month max payment.