Here are some of the more longstanding discussions that may help to answer your questions.Specifically at Rent To Retirement, we operate a turnkey marketplace that focuses about 90% on A class, new construction properties located in growth markets.

Most will have large scale marketing engines where they spend thousands or tens of thousands a month, and operate or license time in call centers.

Maybe it's conjecture on my part, but I think a good agent (good being the operative word) would have encouraged you to start by offering lower and saved you more than 2.5%. 

I was just on their website looking at the permit process:CityofSac-STR PermitLooks like 90 days max until you get a conditional use permit but still reading as it seems a little unclear:A short-term vacation rental may operate from a location that is not the operator's primary residence for a total of 90 days in a calendar year.

The city operates on a block-by-block basis, and understanding those nuances takes legwork—or working with someone who truly knows the area.

MHP is a mature space with many proven operators.

If you are going to pay for mentorship, find an experienced operator in your market or better yet, offer to invest in the experienced operators projects and get an inside look at their process and systems.

I'm a real estate agent and my wife is the operator of our senior living business.

Nothing wrong with LTR's - but what I like most about STR's is you are (usually) operating in better appreciating submarkets. 

The other is a smaller operation which does a lot of business in the specific neighborhood the house is in.