Buying equipment is more subjective, as it maintains a value and use beyond this tenant.

Their is such a shortage in housing specially subsidized housing in the twin cities that it’s becoming absolute hit or miss for tenants using government vouchers to find great housing and maintain in a good condition.

UCCs are not liens although they are specific exceptions on title insurance policies because the secured party generally has the right to access, maintain and remove the equipment, among other things.You can assume the prior owner’s agreement if the terms make sense.

And also note that none of us are licensed in other states, a bunch of people calling me from Nebraska for $75k loans would start to screw up my economy of scale and wholesale relationships, so "coincidentally" I don't maintain licensing in such areas to simply nip that problem in the bud.

I don't know what the process would be like to turn an existing structure into a boarding house--but I'd imagine, your larger problem would be with existing zoning, which likely would not permit a boarding/rooming house in a zone where you currently have a single family home.The state maintains information about rooming and boarding houses here: https://www.state.nj.us/dca/divisions/codes/offices/roomingboarding.html but your municipality will have its own zoning laws about what is permissible.

And here we are now with their case being advocated as a legal precedent for towns across the state to use in regulating STRs.Similarly, Laconia is also looking at STR regulation to extend allowed use beyond the existing two zones at The Weirs, but struggling with the logistics of balancing that against the limited existing rental housing stock.What's worth mentioning in all these situations is that if you are running a STR in New Hampshire (or maybe even considering one) remaining active in understanding what's happening in your town is essential, as well as reminding planning/zoning boards of the intent and benefits of responsible short term rental ownership, including increased patronage to local businesses, providing unique insight into local amenities, and offsetting the high cost of housing from those looking to split use across both personal and STR use (which are often maintained in far better condition than units that are kept off-market for personal use 1-2 weeks/years). 

Can we avoid the capital gains tax on the profit from the house if we maintain ownership even if it is not our primary residence?

Obviously, in that time RE prices here have gone up substantially.

I have spent a lot of time really investigating the Tidewater area of Virginia and am ready to go.

Nothing is absolutely certain, but a business entity, properly formed and maintained, can assist in insulating your assets from liability.