There are a lot of "rules" that sometimes change every year, so your CPA/tax guy needs to be current in his/her knowledge about this area.Lastly, I don't think you'll need a business license, but you should check with your local city and county offices on their rules.

I changed my strategy from traditional buy/hold to Airbnb and now making 3-4X rents.   

Can they change their mind as its a great property just bad timing.When i buy RE i want control. 

When I changed the vacancy rate the monthly cash flow dropped to around $260.Some other neighborhood highlights:- $87,000 median real Estate price- average rent is $1,000 (rentometer said $750 was the average and I have $800)- 65% of the children in the area live in poverty so this is a low-income area. - the main occupations are manufacturing and labor, sales and service jobs

Or do I consider this after several years of renting and then change out later once I build up CAPEX.

I put the changes to my previous formula as a bold font.Property Type : Single Family 3 bed 2 Bath.Property Price: $200,000Down Payment of 5% at $10,000Loan of $190,000 at 5% interest rate                         ExpensesTaxes $475Insurance $ 115Electric $ 100Water $ 70Gas $ 50HOA $ 0Lawn $ 25Vacancy $ 100Repairs $ 50Capx $ 100Mortgage $ 1284.96Total Monthly Expenses $2,369.96                  "Cash Flow" (Didn't know what to title this section)Out of pocket $1,069.96Tenants Rent : $1300 Cash on Cash Return (This is the main part I need help with)Down Payment $10,000Closing Cost $3,000Rehab Budget $7,000Total Investment : $20,000

Larry,You IRA (or LLC it owns) can not invest in your own deal, period.Using an entity (regardless how private it is) doesn’t change the fact that you personally are behind it.

In 10 years, things have changed so drastically ...

Where i'm from, once the property changes title, the clause ends.

I’m responsible with money and will reinvest it back into real estate and if things change use the cash flow to pay down my mortgage.