Ok, so there's a whole back story (and tons of lessons learned--see more on that below) wrapped up in this question, but it  essentially boils down to this:I started a flip in April with a hard-money loan.

Thats where it would make sense to go after landlords.What it will eventually lead to, if these states continue to stick their beak in, is that landlords and tenants will start doing verbal agreements where the landlord simply charges more in rent to essentially collect the option fee and then a verbal agreement between the two parties as to what the house will sell for. 

I quit my job and am essentially living off of the rental income from my home (I moved into a workshop on the property and rent out 8 bedrooms and another workshop on the property).

FHA is only concerned with safety.

But i do realize that you said that their income may not be sufficient. essentially if you can find someone to put a 100k in a "savings account" with a delayed return then you have a great opportunity.

Sounds like you loaned money that Would be in second position, if it were valid and recorded, but there is a first mtg which prohibits a second mtg, so you have essentially loaned money, unsecured.

Just off the top of my head going out 50 years on a residential loan will result in such a minuscule principal reduction each month that it would be essentially back to the days of interest only loans.  

Essentially the argument is that you are now operating a hotel which requires commercial zoning, compared to the residential zoning that most AirBnB locations have.That being said, I think AirBnB is just starting to scratch the surface of a new industry.  

My CPA years ago advised me to file a partnership tax return and attribute the income and expenses to the partnership (so essentially we treat the taxes exactly the same way we would if we had created an LLC and deeded the property over to the LLC).  

Hoping to find some options I called what is to me essentially a hard money broker who I have worked with on almost all of my deals and asked her if she knows people who finance real estate businesses.