But each year the IRS has continued to shoe their dislike and distrust of the arrangement. 

I've got about $10k I'm willing to spend, and here's what I've come up with as far as updates go:- Add shelving for grocery storage - there's very little today- Rehab the front porch (you can feel the plywood sink in places as you walk over it)- Repaint the outside of the house (paint is peeling)- Add a fence for the back yard- Add a back door (there's only one entrance/exit to the house)- Pave the driveway on both sides of the tree out front- Add exterior lights to the side and back of house- Update kitchen counters (granite?)

In my case, I have residential rentals in one LLC, commercial properties in another, self storage in a third, and my real estate company operates in a fourth.

I keep a few toilet seats in the storage for just such an emergency.

This may open you up to Self-Employment tax on all of your Self Storage income. 

What would you do if you were in my shoes?

Nor can your rental agreement state that the landlord can remove the tenant's belongings and put them on the curb or in a storage facility.If a tenant refuses to leave your property, the only legal way to have them removed is to file an eviction action against them, obtain a judgment of eviction, and if necessary involve the Sheriff's Department to physically remove the tenant.

If it's flipping, wholesaling, single family, STR or self-storage surround yourself with local people doing that thing at a high level.

If you have storage space, you can find some really nice stuff for zero or low dollars to have ready to go just in case.

Curious about RV and boat storage as an investment strategy.