Build your network by joining local real estate investor meetups or online communities like BiggerPockets.

My main concern is how to avoid activating the due-on-sale clause when transferring the deed.

I’m focusing on the BRRRLO strategy.

instead, why not find a market 1-2 hours away where you can be hands-on / in-person?

Maybe something along the lines of your insurance company requires the heat to be set at certain temperatures or they won't cover a damage claim etc.This way you are telling her there is nothing you can do it about it.

The demand for vacation rentals in places like Destin, 30A, and Panama City Beach remains strong.

A property manager that can assist with rent collection, tenant screening, maintenance, and run an online ledger for us to track expenses.

Look at all of the losses you can count against your rental income.Now look at line 18.Line 18 is usually:(Value of your property) - (Land value) / 27.5 years.

So you shouldn't count on appreciation to justify under performing STRs.

There are many tax accountants on Bigger Pockets that can help you with your situation.