Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

We’re working in a smaller market like Cornelia, GA, where comparable sales data can be limited, and want to make sure we present a strong case to lenders.

Interest rate increases which they bought insurance to limit increases to 2%.

And how much of this (taxes, regulations) is a reaction to investors setting up STRs anywhere and everywhere without any consideration to the neighborhood they are doing it in and the impact on that neighborhood.

My subscription is set to renew in July though.

Not the entire 700k can be offset because of the 461 limitation.

I would recommend considering conventional financing until you reach Fannie Mae's limit of 10 properties, then consider either a portfolio loan, and start your race to 10 again, or look at DSCR at that time. 

They don't understand how to price effectively, study the market, set boundaries with tenants, establish policies and procedures, communicate, and dozens of other things.

I am doing the same right now, have 5 consultation appointments set up as of now. 

Of course, you can always contact a prospective fund operator directly and ask them your own set of DD questions (ask for their track record, properties that the fund has acquired thus far, performance of the fund, past funds that have closed to investors and how they have performed, etc).