I simply would not risk a family vacation on this type of lodging.. plus you don't get any points..

You can certainly simply make payments for your parents as a gift.

If the sunroom is already appropriately permitted and a legal addition then converting the use in the property doesn't require permitting if you are simply repairing the distress. 

If you have old wooden windows, the lead inspector won't bother to take swabs, they'll simply fail you for old wooden (friction) windows.

Once the account is set up and funded through either: a transfer, a rollover or a contribution (or mix of those things) they simply follow the custodian/administrators process for investing.

However, I think you may need to drop your cut to 7,500 or even 5,000 to leave your end buyer more meat on the bone to work with given the low ARV.

You may want to look into more turnkey investments where you can invest $1M of equity in a more stable asset class and target a cap rate of 7%+ and simply hire someone to manage the investment for you. 

Only other thing I was thinking is I would probably cut my roommates some slack on rent compared to having 2-3 tenants in a home where I do not live, farther away from downtown allowing me to align my pricing more with the market.  

I never had a C-corp before so I don't know, Can i simply assign interest in the property holding LLC out of my C-corp and to my main holding company. 

After quite a bit of dragging my heals (I had finally gotten a job again and was learning the new job), I hired some people to come clean out the home and cut the grass/weeds.