If you buy in a vacation area there really is no safety net other than desirability/location…I guess just don’t pay up too much.  

The seller's LLC pays capital gains tax and depreciation recapture, while the buyer's LLC uses the purchase price as the new cost basis.

They pay rent before the due date, clean the property after every client, and if something breaks they usually repair it before I'm aware because their clients will give them bad ratings.

After paying a competitive rate for the property management and ASSET management that the small operator does himself.  

This influx of high-paying jobs (averaging $60 per hour) is expected to draw a significant number of professionals to the area, boosting demand for housing and various services.

Pay Down the Loan Faster:I’m considering applying $40,000 annually to the loan principal.

Keep in mind that a rat can enter any entry that is the size of a quarter. 

I ran some of your numbers, assumed rent of $1,290/unit and that you pay cash for the rehab costs.

If they are low balls then usually you are asking someone to work for free as the fix and flip landscape is competitive for a low pay out.

Landlord will promptly respond to Tenant request for repairs but will not be monetarily responsible for tenant disruptions or inconveniences during habitable times of repairs or tenant/guest injuries incurred in or around obvious areas of maintenance, repairs, or construction.We are more converned about them expecting us to pay for their losses rather than getting recouped for damages to our property.