I've seen contracts for other states but I understand real estate laws vary by state.

Use "calendar days" unless the law specifically states otherwise.

(Disclaimer:  for those of us who have no sense of humor, this was an attempt at humor and no way should be construed as being in any way discriminatory.)According to the article:"It doesn’t apply to sex offenders or people who have a criminal conviction that, after an “individualized assessment,” shows that denial based on the conviction “is necessary to protect against a demonstrable risk to personal safety and/or property of others affected by the transaction.”You'll have to obey your local laws, and do an 'individualized assessment'. 

As I understand it, Short Stay Rentals in Hawaii take two forms.1) Legal Short Stay RentalsLegal Short Stay Rentals are only permitted in the Resort Zone area of Waikiki as shown in this map.  2) Illegal Short Stay Rentals.Short stay rentals are not permitted in any other part of Hawaii, so although you can find plenty of short stay rentals outside of the Resort Zone area of Waikiki, they are breaking the law, it's just that the police don't bother taking action.Is my understanding correct?

The issue is the HOA bi-laws require that if you want to rent out the unit you have to be living in the unit for 2 years first. 

At first I thought about keeping it but there are laws against an insurance company double paying, which is garbage but alas it is canceled. 

Follow local laws to have existing month-to-month terminated and get them under your agreement.

We need better policies and understanding of the law, or tenants are simply going to continue to take advantage of us.  

While at the same time working within the law. 

Trying to narrow down markets to areas with good jobs, pop growth, friendly landlord laws, ideally 2% rule cashflow, but then with BRRRR.