So maybe ends up being 10% to 12.5% annual for the passive partner.

You could end up investing money for it not to even be a good fit for STR. 

All security deposits are held in the operating account but our accounting system keeps careful track of security deposits and they show up as a liability on our balance sheet.I've not heard of management software designed to function in a specific state, so presume any would work there. 

How can we go about getting a clean title, no problem selling with sellers having access to the barn that has the property line going through it? 

Ask contractors general contractors and even installers with carpet on their trucks where they picked up the carpet.

I am way to old school to try any of this  LOL.. of course I get 100% of my business by referral so I have no need to market anything and being old school I pick up the phone and talk to my investors in person ..

Especially if you find the right property that is already set up well for an ADU.

Have a portable unit on back up. 

Tell them to get caught up on rent, move out, or you'll get the eviction process started.

Shoot me an email if you have any follow-up questions.