Property managers typically belong to state or national organizations that continuously update their contracts and processes to maintain compliance.

On top of that, our STR management company now oversees more than 90 listings under the Cozy Co-Host banner.My wife and I have transitioned from the typical 9-to-5 grind to achieving financial freedom as business owners and real estate investors.

Could I be missing something, or is this typical for the market right now?

But you have to understand the seller is taking on a significant risk of having someone else run the property and not knowing if they will get the final payout.If you are getting typical rates, why would you not just buy the property outright with 20% down and obtain mortgage financing from a lender?

I think clean, nice finishes that aren't too flashy or unique is typically the best choice, especially in the price range you are looking at in Boise.

(Think of it as you are the "bank" in a typical REO transaction). 

It's near impossible to cash flow when most homes are selling for above $750K, Taxes and Insurance added in the PITI payment is higher than the rents.You can buy a Duplex 2 unit for example in either FL, IN, or OH and not pay more than $200K the rents are typically $1200-$1500 a door.

We typically use this unit as a mid term rental and then in between time while we try and fill the vacancy, we list it on Airbnb.

Age wise that's not bad and is pretty typical for investment class assets here in Memphis.

If you're unable to find comps within a 3 year time frame, I'm interested to know what your other search parameters typically are ( sq. ft. range, bed/bath count/ etc. ) , and also the locations you are unable to source these comps.