She just amended my 2022 taxes and I am getting a very large 5 figure refund from the IRS. 

I am in the process of amending the variance to build 15 high end townhomes.

Should I amend the tax for year one?

And no there is no down payment involved Yes he sent me a text saying he was the buyer and they wouldnt go in but he's not willing to amend the contract. 

I don’t know what you mean by amending your agreement.

If it turns out that your tax return can be redone and improved, then you will file a corrected ("amended") tax return which will override your first return.

The tenant then amended his complaint, forcing us to refile.

You cannot amend ANY of your old returns.

So that "pro" tends to be a fallacy.Even if your lease states that it auto renewws to M2M, you can still give them an annual renewal before that renewal window is up, and your annual renewal will take precedent.Yes - if you increase rent, give them notice and sign a renewal/amendment to the original lease.

Here’s how I’d frame it with lenders and title to keep things smooth:What you’re trying to do (in lender-speak)Trustee of a revocable trust seeks financing on a rental held in the trust.Borrower vesting: the trust (with you signing as trustee).Use of funds: rehab/update; exit as stabilized DSCR.In-place/market DSCR appears ≥ 1.50x (strong).Best-fit loan structures (pick based on scope of work)Light-to-moderate updates (non-structural):Some DSCR lenders allow a small renovation/holdback escrow (often limited by % of as-is value and scope).Pros: simpler, cheaper, keeps you in perm debt.Watchouts: draw caps, no heavy/structural work, narrower lender pool for trusts.Heavier rehab or anything structural:Use an Investor Bridge/Reno loan (fix-and-rent style) to complete the work, then refi into a DSCR take-out at stabilization.Pros: purpose-built for rehab, draws are straightforward.Watchouts: two closings, interest carry during rehab.Key underwriting/closing items lenders & title will ask forTrust docs: Full trust agreement + all amendments, Certificate/Abstract of Trust, and Trustee Acceptance/Resolutions showing authority to encumber real property and borrow.POA package: Durable POA explicitly granting real estate/borrowing/mortgage authority, confirmation it survives incapacity, and any incapacity determination the POA requires (e.g., physician letter).