In order to get a license to operate in Henderson, you must certify in writing that operating a short-term rental would not violate the CC&R's of your HOA.

All of the methods people (and myself) are suggesting all start with some good 'ole "legal tender." 

@Jaysen Medhurst thanks, do you know anyone that has used that method?

In the above methods who owns the equipment? 

I want to invest using the BRRRR method. 

our ducted aircon (contracted lease) has died. what r our rights if he doesnt replace it promptly

We are ready to buy and hold with the brrrr method.

Even if the house was built 100 years ago as a duplex, if it's currently zoned single-family (R-4, R-5, R-6, etc.) you have a non-conforming use and may have issues with lender underwriting, as well as the city citing you for the non-conforming use.   

What method would be the best to keep the cash flowing and keep my capital churning to achieve this goal?

I have calculated a ball park ARV based on Zillow comps and reading my appraisal of the home before remodel and applying methods the appraiser used.