If she doesn't pay the rent in Jan, start by following your local rules for non-payment of rent (normally a 10 day notice). 

Preventing MismanagementIn the idea, all income distributions follow predefined rules laid out in binding agreements.

Commercial lenders are not playing by the same set of rules as conventional lenders.   

Saying something along these lines allows me to get to the point and within 5min I can usually rule a bank in or out to get to the ones that want to talk more.

I had a similar off-season challenge and decided to allow pets ( with restrictions and clear house rules) and I gave a 30% discount to try & attract  snowbirds ( I’m in FL) - my calendar filled up for a few  months with a few pet owner bookings and  2 separate 45 night bookings,  did all this on pricelabs & airbnb -best of luck ! 

I am the only real estate investor with my bookkeeper and at first she thought this was a little overboard but once she started setting rules in Quickbooks to simplify her work she quickly realized how simple this method makes things.

Kudos to him for doing it, but his rules and his dogmatic approach is also the same thing that made Open Door Capital a horrible venture because they skip over being pragmatic.

A good agent will know the rules and regs for areas they want to sell/represent properties.My 2 cents,Mike

The under writing doesn't carry for a 1.25 DSCR which (at the moment) is the golden rule for banks and commercial hard money lenders. 

The activity is essentially no longer subject to the passive activity rules, so even if your modified AGI exceeds $150,000, you can take the suspended losses in year of sale.