Expenses are about $20k annually for utilities, cleaning, etc.Looking for any advice as to how to proceed with this. 

I currently have one property (sold 2 over the last 3 years) I actively manage but it’s not enough for the 752+ hours annually to qualify.

I recommend you do this annually to adjust for utility increases and other variables.

If you divide that $30k annual equity gain into the $175k you would be able to pull out of the property if you sold it now, you get a ~17% annual return.

Basically, I'm open to the best area to attract STR tennents, as well as long term "snow birds" to maximize my annual revenue.

HI James, I understand not wanting to share your "Honey-hole", but what is behind these numbers.If he invests half of his Capital that is $300,000.  4K net annualized is a 16% cash on cash return (very high).In addition to the 16% you can get $1,000,000 in appreciation over 5 years, that is $200,000 per yearIf he leveraged $300,000 at 4.5 to 1 he can buy $1,350,000 in total property value

.- creating an LLC for each property becomes a MESS as you're scaling up, and the annual filing fees plus a tax prep fee for each one are cutting into your cashflow.- LLCs don't provide much anonymity. trusts do a better job at this.- i've heard of investors with a LOT of single-family homes structuring it so they have a few similar properties in each LLC, balancing it every so often so there is about 1m of equity in each LLC.

If they did an annual rental of their Fla property, they could probably get 3-4k per month.

I recommend you do this annually to adjust for utility increases and other variables.

For example, I used AirDNA for a property and came up with $54,200 annual income, Pricelabs says $24,600, and my estimate based on the property my in laws stay at is $32,000.The income is the hardest for me to estimate, even using enemy method.