I'm not sure about this but I read something somewhere that stated something to the effect, that if a stay is a certain length of time, then the guest under the law becomes a tenant - and you are now responsible under Landlord/Tenant laws.  

Again, stick with your original plan and make sure that all IRA transactions are "arms length". 

If they are being evicted they will go to great length to cloud the path to the landlord.

What details should I include (income on each unit, time remaining on leases,  length of tenant history, utilities...)

Per IRS rules all transactions involving your IRA must be "arms length", which means that no disqualified person is allowed to be involved in such transaction, directly or indirectly.

Any bank I've talked to in my area offers fixed rate at 5.5-7.0 based on amount and length of loan.  

It needs to be an Arms Length transaction.

Or maybe tax people say wasn't an arms length transaction & was 6 ft social distancing transaction so they won't reduce taxable value. at best, It only would cash flow $170 if i get the taxes reduced or an alligator at $30/month (fully occupied) . 

Hi Yiftach,If I were considering this, I'd come at it kind of backwards.Meaning I'd come up with a per door max I could spend in rehab and still hit my intended numbers.I'd also take into account the length of time each unit will be down (best and worst case scenario) and figure that into the numbers.Then I'd come up with a "Package" (how I want each unit to be to make it "Competitively rentable"), appliances, floor covering, faucets, doors, hardware, HVAC, modern required electric, etc... and Hard price that package for each unit, estimating the price increase over time as all units will not be done day one.Then get bids on the labor required to do the work.I'd split labor from parts so to speak, to control the parts purchases as much as possible because I know exactly what I want down to the part number.

You could try reducing the length of exclusivity.