I did go on the website and none of the HUD inspection or landlord documents were even able to be downloaded and viewed.

Please add supporting links, documents or links to sources etc to your response if possible.

This is great information on how to use short-term rentals to offset active income like W-2 and business income at tax time and how you qualify for doing that by documenting your material participation in managing and setting up the property.

Study HOA documentation prior to purchase as rental restrictions can limit the usage as an income property, especially when HOA is non-cooperative.

Operating Agreement: This document should outline each partner’s investment, share of profits/losses, decision-making authority, and exit strategy.

Many times, they provide these types of documents for their members.

My next course of action is:1- Give her a notice to pay document to let her know how much she owes if she does leave by the 10/16 date or how much she would owe if she decides to leave on 11/5.

On that one, we documented maintenance issues and owner did NOT allow us to repair.

The IRS' Chief Counsel recently published a document clarifying this. 

You could also qualify if you spend more time on the property than anyone else involved, regardless of hitting 100 hours.Ex. managing contractors, handling bookings, setting up the property, or dealing with guest communications, you might meet the material participation requirement without needing to track 100 hours.The key is to document everything.