You need to have a pool home close to the water in order to be successful there. 

And when I applied for a rental license it was a really easy process, they cared more about the safety things like having enough smoke detectors and fire extinguisher and GFCI outlets near water, etc. 

Not to mention insurance, LABOR, water/sewer rates, building materials, etc. 

It'll still be mediocre wine in Fredericksburg and brown ocean water in Galveston, but there's a massive increase in the pool of people that can hop in the car and go for a weekend. 

So I’m in a bit of a bind, I have a duplex I’m house hacking we remodeled entire thing, new hvac, electric panels, electric main, updated plumbing, water heaters, furnace, install central air, roof.

Have you replaced your water heater anode rod with a powered anode rod, such as one from Corro-Protec?

It's required by ordinance that the water be changed between each guest.There may be a certain amount of trial and error as you work with your cleaning/maintenance staff, communicate well with them but give them space to do their jobs, and if it doesn't seem to be working out, go to someone else.  

It seems you have a great income already and a cash flowing property in Pennsylvania, so are you comfortable with something that breaks even and is an appreciation play or are you looking at purely cash flow?

There are many buildings with systems reaching the end of their life - Galvanized hot water risers, leaking vent stacks, aging window systems, outdated elevator and fire safety equipment.

The reason I don't purchase new construction is that there is no room for value add, and from a pure cashflow perspective, it's harder to make the numbers work.That's why I started looking more towards multifamily.