While my business is in MA, all my rentals and my residence are in NH - so......After you set up the LLC per the instructions above, you'll still need an operating agreement, which most people skip. 

And they continue to operate.  

Definitely include property management fee (Around 10% for that size) in your operating expenses.

I asked to speak to the lenders supervisor or operating manager but they said I can’t talk to them.

A 400k SFR in a B neighborhood rents for 1800-2000 these days. 40% operating expenses and a mortgage take you welllllll into the negative.

Renovations are also needed to make the barbershop operational i was wondering should I get a construction loan or use OPM for the repairs?

However how did you continue to operate as an illegal duplex?

You would have to know what market rents are, what actual rents are, operating data, etc.

@Elisha CramIf you are operating this like a hotel or b & b, then you'll have to factor in self employment taxes as well.

I think Reno probably has more growth than Vegas because they are becoming a manufacturing and logistics hub.