I have 3 long term rentals, but this is my first time with commercial property. 

We said we would list the house and as soon as it was leased again we would prorate and refund for the remainder of the term.  

I like this idea because it reduces the potential vacancy I could have by doing a short 3- to 4-month lease that ends in April or May, then starting over with a year lease.

The right market for you depends on whether you prioritize cash flow (Augusta, Columbia) or long-term appreciation (Greenville, Huntsville).

I'm considering purchasing a condo or a small SFH in the Oceanside/Carlsbad area as an investment property and renting it out on a short term rental site like AirBNB. 

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.

I think the short term effect on rents is virtually zero - illegal immigrants usually live multiple numbers to a home, rather than everyone having their own space like Americans - but longer term there may be some softness at the bottom levels of rentals. i would be more concerned about the lower economic job market than I would be about rental housing.

Long term I would like to continue to grow as a PM but also be able to spend time weekly or monthly with other departments to better understand their procedures, tasks, and how the department should be ran.

We are in Sub-markets, which have led us to having a very small general contracting pool and can't find any contractors to keep up with demand.

Most likely one of two issues. (1) You don't have an investment grade deal; or (2) you don't have the relationships yet to assign a contract.