If you are a broker who welcome agents with non-affiliation with board of realtor, or know of a broker who operates like this, could you please connect with me? 

Any lawyers here who would be willing to review my real estate LLC articles or organization and operating agreement?  

A friend of mine still talks about the VRBO she rented leaving them a Christmas ornament with the town and year on it.

I've found that around your price point (mine is similar), about the only things avail are condos and town homes in my price range.

Other than perhaps property taxes, turnover is generally the biggest single operating expense you will endure as a buy-and-hold real estate investor.

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

I operate in the E coast of central Florida and we have a significant dip in Sept into Thanksgiving, and then stay full for the duration of the year.  

Thank you.You are probably asking how to hack the system, but all the advice to hack a top ranking won't work over time unless you are a very strong operator already.

Some Lenders do take issue with "gift funds" or other liquidity provided by partners who are not on the Operating Agreement.

Tons of competition out here especially in Scottsdale so I stay out of areas with a ton of competition because I don't want to pay a premium on the purchase and then have to spend a ton more to furnish to keep up with the other STR's in the area.I bought mine in the cities close to where people want to be, but still far enough away that I could afford a bigger house.