If you go this route, be sure to start building a robust network so that you can always help flippers shop rates and trust you from deal to deal.

Fuel for the day: I realized one thing I should be buying in bulk is coffee, I sure have enough.

Where hotels don't run shop. 

Also, your screening process either needs major improvement or your units are in a Class D neighborhood - and this is the tenant pool you have to deal with.Why don't you "shop" your local competition and at least see what competitive units look like?

Please let me know if you want to meetup for Coffee and I can give you some pointers for off market properties in Santa Monica or the surrounding areas based on your requirements. 

Having few insurers operating in Florida has made it difficult to shop around, especially for short-term rentals. 

The demand for homes with a bit of land and a shop is high where I live, leading to a larger buyer pool and quicker sales.

Insurances are getting crazy high now, so you have to shop around a lot to get a good deal and it is one breaking point to generate cash flow.

It checks all the boxes that make a great long term investment3/2 or 4/2All brickNo pool or basementNo large deckNewer than 2000Not in a floodzoneNear shopping and the interstateBonus points if you can find something with a garage How did you find this deal and how did you negotiate it?

Daniel, my best advice would be to shop around/ask for referrals for contractors in Pittsburgh.