Notwithstanding any other language to the contrary, should the Governor declare a state of emergency pursuant to § 44-146.17 of the Code of Virginia in response to a communicable disease of public health threat as defined in § 44-146.16 of the Code of Virginia, and if that declaration specifically provides that the eighth enactment of Chapter 552 of the Acts of Assembly Special Session I shall supersede the language set forth in enactment sixteen of this act then this sixteenth enactment shall not be effective so long as such a declared state of emergency remains in effect.

The basic process is illustrated below.To keep this post in a reasonable length I will focus only on the first 5 steps, which if done well will make the remaining steps minimal effort on you.Define Your Goals and Resources"If you don't know where you are going, you might wind up someplace else." ...Yogi BerraWithout defining your goals, it will be hard to know where to start the journey and to see whether you can reach your goals.

Guests who remain in the home for more than three nights/week over three consecutive weeks shall be deemed tenants and subject to tenant screening and landlord approval.And to be transparent, we added this language to all of our leases after being in a situation like you are in where what were initially "guests" began to look a lot more like tenants. 

Are some of the units already rented and you're trying to fill the remaining units?  

With the equity I'll have based on ARV, it seems like it could be a good move to refinance out of the current $235k mortgage.The Math: Current Mortgage: $235kCurrent Construction HELOC: $105kRemaining Construction Needs: $30kTotal Debt Incurred: $370kPotential 1PH @ 80% ARV: $400k1PH could pay off initial mortgage, current HELOC, fund remaining costs, and provide $30k cash out. 

I "hopscotched" the tenants back and forth over a two year period, ending up with the best tenants very happy (and with dramatically increased rents), and quickly rented the 2 remaining vacant units at the end of the project.

Your conversionrate for DMM is and remains 0.5%!!

If I did everything under the business they wouldn't do debt to income.Also when I use HELOC for a down payment I would just put in an application for a new mortgage on the remaining balance of the investment property.

How likely it is for that ARV to remain the same by the time you are done with the house.

When a deposit is made to the Income / Expenses account greater than $100 its split into percentages and transferred into the remaining 4 accounts.