With the roller-coaster in rents from the STR game (for example, my Oceanside place did $20k in July and $1400 in February) I would just want to make sure that you structure a monthly debt bill that is robust enough to ride that wave confidently!

Even up here in NY you can feel the presence of the newest wave of these new types.

As that wave is absorbed I think we will see rental inventory decrease again. 

But this saves about $20,000 of concrete plus labor.In the second picture, if you look closely you will see Waves in the ground.

They aren't as intimidating for people to move to and start that gentrification wave. 

By waving a late fee for good tenants you are intimating that you would not  waving the fee for bad tenants.

Regarding appreciation, I'm quite fond of the forced one, it's difficult to rely in the evolution of the market even this one looks favorable : I'm thrilled with the super positive waves of this city. 

We use Wave Accounting (Waveapps) to track expenses and income for our vacation rentals. 

If VA does not have series LLC form one in state that does like TX,NV,DE and register it in VA as a foreign Corp.Or put each property into a Land Trust and have the LLC hold the beneficial interest.Then have each trust have a management agreement with one of your LLC to do property management.The way you have it now you are waving a red flag for anyone to know what assets you own.

If this is not extended, this will start another huuuge wave of foreclosures.