I converted my STR to a LTR because the climate here in the Springs (and CO in general) is so hostile to short term rentals, and it's getting worse.

As far as refinancing, I work on the lender side and unless the property is livable and finished then that is not the route to go because the appraisal will be subject to until the work is finished.

I can't recall all the reasons I rejected it but one HUGE primary flaw that is so fundamental it made me question everything else about their software - there is no concept of a portfolio.  

Sorry this post is so late. 

I know there is so much I will need to learn, but I am looking forward to the journey!

It is so difficult to police and enforce guests, I would focus on the increased water bill. 

One pro of FL is that municipalities cannot enact new laws or change existing laws for rental terms, the state passed a law in 2014 to see to that.However, that does not stop some municipalities from regulating them as far as fees, inspections, and registrations. 

Whatever we can do to help them is so important.

In general it sounds like "help me help you" is the best approach, what else has worked for people as far as things to offer?

I do like how low your interest rate is so using as a revolving credit wouldn't be bad.