Hi Christopher, I'm a realtor in the area and I thought I'd run some numbers for you just to get a better picture of the risk/reward of a LTR vs STR.Currently netting $250 a month on the LTRIf you rented it as a STR on a nightly basis for $135 with an expected estimated vacancy of 56% (average for the area) that's a gross income of $21,681 less your mortgage $17,400 and less expenses such as water electric and internet of an estimated $4200 puts your annual net at $81.To make the STR profitable for the additional work you'd have to rent it for more than $135 a night and for more nights than the Nashville average of 44% occupancy. 

I had a few issues: many providers did not have umbrella for CA residents, some providers did not cover CA RE, one (my existing) did not cover CA vehicles, some only would provide coverage if they had the standard property insurance (I did not want to change all my insurance), virtually all (including the one I went with) would not cover me at the coverage I desired (I was looking for $10m policy). 

The stocks and crypto have honestly blown 7.375% out of the water over the past year, but I have a hard time trusting them more than real estate.

If you aren't familiar with them, check out Cold Water Gardens in (North)Milton for ideas on layout and competition. 

Water is included, there are washer/dryer hookups in the basement, and no pets are allowed.

The laundry room is small and just has one wash one dryer and the hot water heater.

If they don't meet your standards, get rid of them.

Also, if you are using one standard set of criteria to review all tenants, both section 8 and non-section 8, do you require a minimum credit score?

I didn't shop around too much but their business was solely transaction lending so I figure they use the "industry standard" rules.

Raise your screening standards but allow pets and you should end up with better-quality renters that pay more and stay longer.