I, not being a tax accountant, was thinking that the value of the home included appreciation and (the value of) improvements, so I didn't think to split them out.  

As I said the intent was good, but you need to take charge as it is your money and your dad also (while well intentioned) made some mistakes and didn't include you as part of the decision making. 

Make sure that if you intend to stand firm a evict the tenant, your deficiency notice includes a notice that you are disabling unilateral payments as you are not accepting late rent. 

It is very hard to find a lender that will help include this income prior to it being on a tax return for 2 years.

This could be through finding ways to increase the rent on your existing properties, taking on additional work, or finding other income streams.Reducing your current debt levels can also improve your DTI ratio.Improve Your Credit Score.Look into various financial institutions, including community banks, credit unions, and online lenders, which may have different criteria or offer programs for investors.Since portfolio lenders retain their loans in their own portfolios rather than selling them on the secondary market, they are able to provide greater flexibility.

Hint: if there's only one box for the rental income then enter the combined rent from the purchase price.

Boostly also encompasses a weekly podcast and a Facebook community that you can join to exchange ideas with other property owners.Other options include using bigger and better Channel managers like RentalsUnited https://rentalsunited.com/Or NextPax https://nextpax.com/channel-manager/integrations/channel-par...The more viability the better helps you get through the slower season. 

For example, I have a connection in Dallas, TX who purchased multiple STRs in Miramar Beach, FL and claims to only be breaking even, which I found extremely difficult to believe because I also have a connection who owns a one bed, one bath condo in Destin, FL who made $78K in rental income, including the lodging tax and cleaning fees, and was still able to net approximately $35K in 2023.

Im not sure which areas you were looking at in Idaho, but I'm very familiar with my service areas which include the entire panhandle and I'm happy to answer any questions if you want to dig deeper.

Hard money lenders, and private institution lender/businesses will only loan 70% of arv including the rehab cost, with experience.