he just showed him copies of my brokers licenses ... web pages... letter head and of course pretty easy as well tax return that showed 100% of income was 1099 or sec.

I'm betting you could stack historic credits, LIHTCs, possibly a TIF or other local financing, and either the FHA or a commercial note to get you in with little or no skin in the game.

@Stone Teran  two things I look for is the NMLS # on website : CheckCalifornia brokers license on Webstie :  Checknow just to the state  agencies and look up those license numbers you will see if they are in good standing had complaints of a serious nature etc.just by looking at their web page for 30 seconds I would say they are most likely legit.but do check on the state sites to verify.

LolJust betted on the usual and customary, LOL, I didn't read it, but just went by posts.

I am willing to bet if you pull the numbers in your markets you may find more in common with MN than not.

Traditionally those early repairs would be added to the cost basis and depreciated with the rest of the home. but if the repairs were relatively inexpensive and tended towards cosmetic, you're probably a safe bet to go ahead and deduct it.

I am betting you will get more bookings through VRBO than AirBNB.Like @John Underwood we get most of our booking through VRBO. 

Your best bet is to marry someone who will be full-time in real estate. ;) None of your three ideas allow you to defeat the temporary hold on your rental losses.

@Eric GreenbergLoopnet would be the best bet or an agent that does commercial leasing. 

Many can just take this info and assume it's a great deal BUT if most items are 10yrs beyond life-span, well I am betting the seller is laughing all the way to the bank on it.