First‐year registration fee of $275; subsequent years ~$100 (owner‐occupied) or ~$125 (non‐owner‐occupied). 

This is definitely worth the cost when done wisely and consistently.The cost-to-impact ratio for simple, non-perishable welcome items far outweighs the small monetary cost and is a key driver for 5-star reviews.

.), you're often limited to $25,000 of passive losses per year—and that phases out completely if your modified adjusted gross income (MAGI) exceeds $150,000.Real Estate Professional Status (REPS) or the STR Loophole: To use rental losses to offset W-2 or other active income, you must either:Qualify as a Real Estate Professional (750+ hours, primarily in real estate) and materially participate in the property.Or, if it's a short-term rental (average stay under 7 days), materially participate (100+ hours and more than anyone else) to convert it from passive to non-passive—even without REPS.Standard deduction vs. itemizing: You mentioned your CPA said deductions didn’t help due to the standard deduction.

Mobile home and RV park improvements typically qualify because they include tangible assets with shorter recovery periods.If structured right, you can often use those deductions to offset both rental and non-passive income, depending on your level of participation.

ITINs are used by non-resident and resident aliens, their spouses, and dependents, including undocumented immigrants, to comply with U.S. tax laws.

On one property we came to verbal terms and want to continue to iron out details, though nothing in writing and non-binding.

There are internal workings at banks that make no sense sometimes, but non performing assets are painful to a bank.  

If I lived in a non landlord friendly state I would likely keep Airbnb around for assistance if things went south.

If not, send the tenant a non-renewal notice (state specific) and proceed accordingly in a legal manner.

I am not an expert on the sober living space, but I do have a few lenders that I can recommend for BRRRR and non-traditional loans.