But I assure you it's correct. 

@Russell Brazil is correct about time in the market. 

Hire a reliable co-host or property manager (15-25% of revenue), automate pricing and guest communication with tools like PriceLabs and Hospitable, and build a strong cleaning/maintenance team to handle turnovers and inspections.

Look for properties with value-add potential, plan renovations carefully, and use tools like the BiggerPockets Rental Property Calculator to analyze deals.

For this particular property, LTR GRM would likely be 21x - 23x; if Rabbu's average is correct, the GRM would be 16x - 18x for the target (approximately 6% cash on cash) so I'm trying to identify if that's in line with the area returns.

Having said that I do use a CPA to help make sure I am doing everything correct and they prepare my taxes. 

I was recently corrected as I thought 12 states required license but it’s up to 18 states now from what one of the BP experts let me know.Department of real estate for re brokernot sure on the cfl.

A more realistic expectation is 24 hours which will ensure we can arrange any repairs or corrections with a team, handle it in person, etc. be curious how this plays out as I worked for local developer for a while and developed several properties in Alexandria (Specifically old town) and while the city is challenging like any city - they were mostly realistic.

Based on your description, it sounds as if you're asking about the City's housing authority, is that correct?

But there are other tests and if planned correctly, you don't need these two tests or even track hours the first year if your participation is substantially all hours.