You can always offer up some kind of bonus for changing their reservation.

What are some expenses that I should factor in for: capital expenses, insurance, bonus taxes, ect.

New everything and adding a second bathroom really helps with a bonus room that could be used as a second office or workout room.

I have side hustles that pay an extra 15k per year as well as a 10% annual bonus will be distributed in 2023.

I put a brand new kitchen/ 2 brand new bathrooms/ garage door on/ tons of other random odds and ends, all paid for from bonuses from work. 

Professionally, there are so many jobs that can get you exposure to the world of real estate whether it be on the sales side or working for an investment company.

Is there any rule saying one couldn't do a cost segregation when converting, to bonus depreciate the carpet and appliances as examples in a house?

Is our government working on new plans YES and YES I'm on a couple Counsels and Boards with these targets: low income housing, housing benefits for inner city/distressed markets, bonuses for the loans under $70000 first mortgages, not subsidizing investor housing, homeless housing, housing for minorities, you name it... lots of plans and money to repair problems. 

Personally I would not feel at risk drilling a few holes as long as I was wearing the right mask and exposure was extremely limited. 

Potential Markets with property types that fit my budget: - Smokies, TN (Single Family/SFR in Gatlinburg, Pigeon Forge, Sevierville - at least 3 bed/2 ba - I'm counting bonus rooms in the "3 bed" calculation - will install hot tub if not present) - Nashville, TN (SFR in East Nashville - at least 3 bed/2ba) - Austin, TX (SFR as close to Downtown as possible with my budget - Windsor Park, far East Austin, South Congress, Montopolis, Franklin Park - at least 3 bed/2ba.