I buy supplies, and keep up with pricing, do repairs, except for electrical, plumbing and A/C.

No, except a title company in Charlotte that is investor friendly.

Making this particular bedroom bigger has three benefits: 1) bigger primary as I add ~100 sqft, 2) no need to change anything else except for face lift, 3) the garage is exactly below this bedroom and it's a single car garage, with this addition, it'll be two car tandem garage. 

I'd consider Florida because I love that they have tackled the squatter issue except I know insurance prices will creep up in the next few years.

There are always the exceptions, but overall we have had success with this.

So far, every case settled out of court and covered by property owner's insurance - except one.

Compare that to what you are losing now which appears to be nothing except the inconvenience of a less than ideal payment pattern. 4.

It also tracks who is in what house and all other resident info I might need, and is absolutely vital to our operation.Each of our houses has a live-in manager who, for free rent, ensures all residents are following a strict set of rules and guidelines that is enforced quantitatively with a points system to ensure objectivity and uniformity between managers and houses.  

However, this is a difficult qualification to meet, especially if you have a full-time job outside of real estate.Don’t worry if you aren’t able to qualify for REPS status, because there is another strategy that is referred to as a “loophole”, which is the STR strategy.Per Section 1.469-1T(e)(3)(ii)(A): there are six exceptions where your rental property income is not automatically considered to be “rental activity” and thus may unlock the door for being able to offset these losses against your active income.The average customer use is seven days or less.The average customer use is 30 days or less and significant personal services were provided (for example, daily housekeeping).Extraordinary personal services are provided, regardless of the duration of customer use.The rental is incidental to a non-rental activity.The property is available during defined business hours for non-exclusive use by various customers.The property is used in an activity conducted by an S Corporation, partnership or joint venture in which the taxpayer holds an interest.If your property qualifies by meeting one of the exceptions above, the next step is to demonstrate material participation in the rental activity.

HMU if you need anything as I live close to Warren as well.Thank you so much for your reply and vital information, I would love to connect with you being that you are local if it’s OK I can send you my contact information 347-631-4656.