This has removed all drama and expense. 

It’s my fault for letting a loser and his drama in the apartment.  

I don't mean to be harsh here, but you're trying to solicit money for a restaurant venture and have no experience in running one.

Yes, I am being a bit harsh here, but it's earned and needed because slum-lording is NOT REI, it's just slum-lording plain & simple.

@Malik Cole Its going to sound harsh, but remember, I came to help. 

Lol   if I made the rules things would be different but I don’t just blessed enough to see how this scam (maybe a little harsh) works.

Those experiences have taught me to screen tenants, craft leases, handle tenant drama, estimate repairs and know if houses are up to code or not, if they are not, Im able to estimate costs of items in our area and share how much approximately clients will have to pay to make it right.

I don't think the vacation rental idea would work in HVL, no one vacations there and getting nightly guests past the HVL guard shack would be a never-ending pain for you.I'm sorry to deliver this harsh reality, but it comes from doing over 600 flips and also from having some of them go wrong, so I've been in your situation.  

There're harsh limits, often $0, called PAL (passive activity losses) rules.

Clients deserve someone who is 100% committed and 100% available when buying or selling real estate.Definitely not trying to come across as overly harsh.