here's the shortest version on my situation:1) bought a house for mom in 2005 - she lived there til 2011 (not nearly long enough) did not charge rent2) rented the house maybe 4  intermittent years between 2013 and 2018; filed taxes accordingly with 'income' and 'depreciation'3) lived in the house between 2018 and 2023 when I sold it: almost exactly 5 years to the day 4) cash (after closing) was @ $240kA friend suggested that I may need to repay depreciation? 

An S-corp is a great way to save on taxes, but only at certain income levels as you have to weigh the new administrative costs against the tax benefit you receive. 

Here's where to look for them:Real Estate Investment Groups and Forums: Participate in social media and online forums devoted to investing in real estate in Houston and its surrounding areas.

I have saved enough for a down payment for a house and have a steady income coming in.

If your family qualifies, you can offset your active income with your real estate losses.

Do a search online, make some calls, choose one, and prepare for the long fight.

I would require them to show proof of income to verify they can afford the increase, then make them sign a lease.

Jennifer - If you have vetted the prospective tenant thouroughly (i.e. credit check, income qualifications, etc.), you shouldn't have to worry whether or not you sign them up for a 1-year lease or a month-to-month. 

Try alternative ways of contacting them like finding out who owns the property, going to meetups, or seeing if they're any online groups for airbnb owners in your area, like an FB group or something.

You mentioned a prepayment penalty, more information on DSCR loans available below.DSCR loans won't use your income to underwrite the loan.