I help fund a large project out of the springs where it was bought prior to approvals but it was already properly zoned so it was just prosecuting the map under the given zoning and that still took a few years.

Make sure the vents or fans are clean and working properly. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I do look to grow beyond two properties, but not necessarily at a rapid pace.Finally, if I were to do this, what are the proper steps in forming an LLC and then transferring them into that entity?

If they indicate they will leave a positive review, the survey will direct them to the proper OTA to leave that positive review.If they indicate they will leave less than a 5-star review, trigger an email to the host/assistant for immediate follow-up.

Screen tenants properly or pay a good PM to do it for you3.

They should be doing a load calculation, taking into account insulation and window type if I'm recalling how it works properly. 

I also reached out to Proper Insurance, but they informed me that they can't offer their standard policy due to the elevated fire risk at my property.

the reality is you have negative cash flow when properly estimating the expenses on the 3 rentals (no way 3 rentals have $1300/month maintenance/cap ex, pm, vacancy, and misc total (basically $433 per property).  

underwrite the loans properly