At first walk through when the house was furnished, it looked like an extensive rehab project. 

I am targeting homeowners with dilapidated homes that need repair and offering to pay for the rehab and split the profits with them at the end of the project after the sale of the home.

Bathroom depends on if you are swapping out your walk in.

For the income to switch to Sch C reporting, you also need to offer services similar to that which a hotel might offer such as daily housekeeping, food/drink, and potentially various other amenities depending on how you'd like to qualify.What you describe is simply changing property managers, it doesn't really matter whose name is on the AirBNB listing.

If they can't qualify without her, then you should probably give them walking papers.

You may also try to stop by your local Bank of the West branch - better than trying to establish a relationship by phone - to see if they offer investment HELOCs in TN.

Or are you offering cleaning & maintenance services?  

Refi in year 5 to pay off balloon and keep the property longer; Or Sell it outright pay-off balloon and walk away with massive chunk of equity ($140K+)Return on Investment: Assuming you were cash flow positive for 5 years (99% certain), you turned your $23,800 investment into $140K equity position by year 5.

However, the days of multiple offers significantly over list price might be waning.For buyers, there's a sigh of relief.

It's not passive-aggressive to say: I legitimately regret making a vulnerable post asking for encouragement, only to be met with an expert bashing me for mistakes I've already enumerated and taken responsibility for and measures to fix; and offering me advice I've already taken to heart.