Ask your PM how to come up with some strategic incentives...possibly listing high and reducing every 7-10 days until it's rented, offer a move in special, a gift card, future rent credit, etc. 4.

I'm a dry sponge trying to soak up all the knowledge.

Today it has good cash flow (~$6k/month using 49% expense ratio) and is up ~$1m above costs.  

This would apply to your unit.Your biggest concern with setting the rent should be the near future. 1) Your insurance is guaranteed to go up, probably dramatically.  2) You may get an insurance assessment bill to cover the CA Fair Plan losses.

You can set up a Wyoming LLC yourself.

It ended up being an easy fix, getting steel braces installed for about $6000.

Would love to learn the process, but don't know how much value I can provide as my time is eaten up by a newborn. 

Anyone you can team up with?

Quote from @Carsyn Childress: I have searched Facebook groups, Craigslist, and meet-ups with little to no luck with consistent volume.

If not I would recommend looking up other AirBnB owners in the Covington area and simply asking them who they use.