I urge you to champion legislation that addresses these critical issues.

We  manage inventory , are hospitable and curious with your guests , manage any maintenance issues and prep rooms for the next guests while  insure you obtain or maintain a Superhost status  -- I think that is very a fair tradeoff , If you listing cant afford that 15-18% than maybe that property is not pulling the numbers it ought to be. 

Once recorded, the owner/seller of the property will not be able to close on the property without addressing this issue, thereby blocking them from cutting you out and selling to another party.Other than that, keep in mind it is VERY difficult to win in court for specific performance to force the seller to sell.Good luck, and keep moving forward!

Remember that’s the whole settlement issue.

But this is not the issue.

I have a year to continue to try contacting the owner for a purchase -- I could even get myself to Ohio and knock on their door and force the issue! 

This issue is coming every year, and a few tax pros I have talked to are not doing a good job explaining it.Can someone shed some light on this?

Specifically, I'm looking for neighborhoods with a good amount of distressed 3+ bedroom townhomes for sale for $120k or less that require a moderate amount of renovation (no gut jobs or major structural issues) and that will get me a rent-to-price ratio of 1% or higher on the final ARV.Thanks in advance for any thoughts/ideas/suggestions!

Are all-cash offers at those prices common these days?

Most of the stuff is "common sense" and most of the important things are covered in the lease.