However, some elections and decisions can be made during tax preparation that could benefit you but most clients aren't aware of these small changes that saved them money.I would say focus on the relationship, if it's a good relationship and you trust them then keep working together.

The housing authority is paying rent on behalf of this tenant.

City regulations aren’t allowing for any more str licenses, but we could still rent it out as a 30-day rental without needing a license. 

Can't seem to reach anyone and clients aren't getting rehab draws.

I'm curious why you aren't just pivoting to a LTR with this property?

They aren't able to provide the type of awards they were previously providing to folks. 

If you are a solid investor focused agent, I’d be game to discuss Hi Noah, there aren't a ton of great opportunities out there at the moment but I do see some on occasion.

Someone self-managing and DIYing the design/furnishing has the potential to see the higher end of the return assuming they are a good operator; while someone who outsources the design/furnishing and management will of course see the lower end of the return as they aren't putting nearly the same amount of time into it. 

Aren’t the beach areas considered flooding area?

To increase my capital for investing I have already scaled our 401K contributions back to 6% to take advantage of the company match and aren’t doing any more than that.