I work with a lot of househackers and they're typically on the 12 month cycle, rinse and repeat.While the proposition of acquiring an investment property outside of your market in a "landlord friendly" state may sound appealing, i would recommend you stay local for now and househack another couple of properties over the next few years until you've got some more time / experience under your belt.you would need a management company to cover your property that is outside of your market which would not only take 8-10% of your gross it would also leave you a bit vulnerable to a property management company that you A.)know nothing about and B.)you won't have the experience or cashflow or proximity to deal with any headaches that may arise.i would recommend staying local and househacking your way along for now and then maybe hire a local property management company initially to work with your current/local properties to get a taste of what to expect if and when you begin investing outside of your market.

Also, if in worse case my file is audited, will it be a bigger trouble with an out-of-state CPA if we decide to appeal in court? 

I contemplated appealing it, but I figured I would go after the PM instead, which I plan to do.

Structuring a joint venture (JV) or equity partnership can make the deal appealing by offering a share of cash flow and appreciation. 

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provide support for the property tax appeals process.

To attract a partner, create a strong pitch deck, structure an appealing equity split, and build trust before making your ask.Good luck!

Is the description detailed and appealing?

One-person rental units are in the highest demand, and co-living directly appeals to this market.

i think this is a decision only you can make. im in a similar boat (house hacking my primary) and considering renting the whole thing out to get a solo home for myself. certainly a lot of appeal in that, given how much work goes into the house hack. but whether or not the numbers on cash flow align is up to you. personally i dont think $150 (seems like about 12%?)

Converting a garage means sacrificing covered parking, which could impact property value or tenant appeal in certain areas.