If you want someone to put a bed down there and live, then regardless of whether or not it is a completely separate unit, for separate renters, you have to bring the unit up to code (and meet the zoning requirement).

But in my Airbnb seminars here in Denver I've also heard from hosts who weren't covered for some basic things, like bed bug remediation. 

I am currently selling 12 doubles in Gretna 7 2 bed 1 bath doubles and 5 1 bed 1 bath buildings as I am looking to purchase a bigger complex. 

As I read over your numbers it seems you are approaching this as a rental instead of a Bed n Breakfast.

I'm thinking it could be something like "sell the property if I'm not able to have break even cash flow".Does anyone have any advice on when you should plan on exiting (other than death or retirement)?

It is a side-by-side 6 bed, 2 bath from the 1920s and the sale is at 2,000$.

@Jason Gines purchased a 3 bed/2 bath split level 1800sqft home in Stone Mountain area for $101,000.

Any and all opinions and knowledge is welcomed.... thank you in advance. 3 bed 2 bath, 1831sqft, built in 1946, .30 acre lot. 145k cash only (wouldn't offer asking price) ARV 275 (lower end of value) rehab costs 57-60k ( I used 30$sqft because I haven't seen the property yet) 3 points for being a new invester = 6100 loan amount (since I'm a first time invester) 205k @ 12% for 12 months = 2400/Mon holding costs = 15, 600 (6months) includes taxes insurance and utilities for 6 months.closing costs = 19000 (paying 6% realtor fees,title fees, etc)total cost =245,700 selling price 275,000 = 30k profit.I also have equity that I have built up in my current home that I could use for renovations or getting better loan terms as far as putting some money down.

All the living room furniture, TV and kitchen supplies are mine, so I think it was appealing for people to just bring their bed and their toothbrush and be ready to go. 

HA/VRBO allows me to upload my house rules as an attachment.More specifically in regards to sheets on beds they have slept in and dirty towels.Do you have them strip the beds that have been slept in and leave sheets by washing machine?