My realtor suggested offering it amortized over 30 years with a 15 year balloon, as that what she sees her other investors doing: focus on the cash flow, then when the 15 years is up, do a cash out refi, exchange, or sell to move into something bigger or better.

Looking for any suggestions, points of caution, etc.

If you are a first time BRRR investor I suggest you outsource to trusted professionals and temper your expectations of infinite returns.  

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

If they put their own financial interests ahead of yours, I suggest you look for a new PM. 

I'm hoping you guys know some resources I don't Alternatively, does anyone have suggestions for a good insurance broker in Baltimore, MD? 

How would you suggest I handle an expense like let's say new HVAC system is needed a month or so after we close the deal on the portfolio?

If you decide to stay in CA I would definitely suggest getting to know a good tenant/landlord lawyer that is familiar with lease creation and knows the process well. 

Is there any feedback/ suggestions or items to improve the home for the next guest stay?

and most of the time is  bad management, bought the wrong price, Interest and Insurance to the roof and, I cant get out the Bridge loan to do a DSCR loan etc ...Simple hands on, work do research and minimize risk.