@Marc Zak Using an LLC for each property provides strong liability protection by isolating risks to individual assets, with income and expenses flowing through to your personal taxes on Schedule E.

if NJ is too expensive, go an hour or two out. 

It’s not always pleasant but you have your expenses on the property too, right? 

It's a small place so I'd guess it won't rent for enough to cover your expenses anyway so I'd probably sell, especially if the loss is small, it unless it's in a great neighborhood that you think will do well over time. 

Moderate: 10-12% after expenses.

Some places require you to change the water between guests.I've never heard of a saltwater hotbtub.Sounds more expensive to purchase.

I was always hesitant about the upselling into various structures and services that are available for far less expense (e.g.

Have a client that does sober living homes here in B/CS.

Have you asked her why she doesn't like living there and if she's considered moving? 

Quote from @Andrew Lawlor: I've been actively investing in short-term rental properties for the past three years, managing one live property and another that will go live in two months.