If smoking is explicitly prohibited, as stated in your lease, and you have already issued two notices, it would be wise to issue a lease violation and arrange for an inspection to evaluate any existing damage.

Most brokerages also require agents under them to at least hold a salesperson license, which I do not currently have—but am prepared to obtain quickly if there’s a viable partnership path forward.I’ve started reaching out to brokerages to explore possible partnership or sponsorship arrangements where I could operate under their license and share a portion of the revenue.

Bed and Breakfast establishments, boarding homes, dormitories or multiple units, or any other similar lodging arrangements are specifically prohibited.”

Those will give you true long-term stability with minimal refinance risk — and you can shop around nationally for the best rates and lowest fees, rather than limiting yourself to local options.The key is working with a lender or broker who’ll stay with you through each phase — acquisition, rehab, and long-term hold — and understands how to navigate structured or corporate tenancy setups like sober living.If you’d like, I can share a few approaches we’ve used with investors doing multi-property BRRRRs under similar arrangements.

These were new builds with the financing pre-arranged by the builder with a large lender when the subdivision first started. 

Yes, it’s definitely possible for your wife to gain REP status while working with an out-of-state property manager—as long as she’s actively involved in making investment decisions and managing the portfolio, the REP program allows for that kind of arrangement.

We ended up working out an arrangement where I kept the property, the carrier issued the $160,000 base policy limit to the prior owner and I paid an additional $50,000 but ended up negotiating and receiving another $30,000 from the insurance carrier.

Work out an arrangement and see what works. 

What's your current living arrangement - single, married, kids?

A lot of landlords hire snow removal companies for the sidewalks and driveways once or twice a week during heavy snow, depending on the season, while others work out arrangements with tenants where they clear it in exchange for a small rent credit, and having them send a picture is a smart way to track it.