I've lived in Alaska, Idaho, Utah, Arizona, and California(current residence), and analyzing deals in my "back yard" at each location usually ends with me paying out of pocket to own a rental. 

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

One of the great things about having multiple residents per property per year is that you can iterate faster than with an LTR.

All calculations suggest great investment for 4 bed 3 bath in good school zone, however once the tax estimator goes from $2200 to $9500 due to lose of tax credit from not being a primary residence it hard to see how to get property in SC.

An investor always needs to protect themselves and NOT rely on what others tell them.I don’t think we’re talking about the same thing.

Any prospective resident with bad credit or a prior eviction is going to have an impossible time finding a place to live.  

I've printed out a Notice to Quit and will post it on their door for legal protection.

To the nuts and bolt question of what defines occupancy, it is the place you reside and spend the majority of your time/nights.

I am days/weeks away from trying it at my personal residence.  3500 sqft but only two people using it, so not sure how good of a test it will be. 

The property either has to be zoned a commercialZoning or - you have to own both HPR parcels and have one be a primary residence .