Which over 30 years is about 9%.It then gives me an annualized ROI CAGR of only 3.1%???

The only real "debt" I have is my investment properties which earn me about $75k cash flow (included within my $350k annual). 

My annual gross income is $156,000.

Raise rent at every lease renewal or annually if you have a month-to-month lease.

You will be negative cash-flow of $12,000 on an annual basis which has a negative cash on cash return.

I'd be happy to show you a perfectly plausible path to 15%-ish annual IRR on $2MM. 

Hi Christopher, I'm a realtor in the area and I thought I'd run some numbers for you just to get a better picture of the risk/reward of a LTR vs STR.Currently netting $250 a month on the LTRIf you rented it as a STR on a nightly basis for $135 with an expected estimated vacancy of 56% (average for the area) that's a gross income of $21,681 less your mortgage $17,400 and less expenses such as water electric and internet of an estimated $4200 puts your annual net at $81.To make the STR profitable for the additional work you'd have to rent it for more than $135 a night and for more nights than the Nashville average of 44% occupancy. 

I'm looking for a version that I can buy outright and continue using without the need for annual subscription renewals.

To be clear, its not 2% annual, meaning you pay only a tiny amount for the day or two you have it. 

Most people don't respect money they haven't earned.My personal goal is to earn $300,000 annually, live off $100,000, and give away at least 33% per year.