The simply made a business decision to force me to take action to get what I paid for.

In San Diego I believe rents can only be raised by 10% per year (or 5% + local rate of inflation, whichever is lower)The idea of evicting a long-time tenant is awful, but I realize being a landlord involves difficult decisions and the real estate business is a business.Thank you for your thoughts!

@Danny Keating 1) Only if your friend brings value to the business relationship.

The business is about leveraging so I recommend With a $100K in cash and $100K Heloc get approved for a loan that includes renovation $. 

I am new to wholesaling and plan to make this a bigger part of my business.

In my opinion, your offer price & value add should be based on the ROI target or hurdle rate you've established for your business. 

The City of Branson does require a business license to operate an STR if you self manage.

Unfortunately you will need to bring on a business partner for this deal.

I read a lot of books on real estate and business but the magic happened once I stopped reading and started taking action. 

I would like to add to that I've just been busy with other stuff.I keep track of income / expenses for my 3 income producing properties in a spreadsheet.I also just bought a new home last year and still trying to sell the old home.