From what I've been hearing it's approximately up to 3 months to place section 8 tenants there but the leases can range anywhere from 1-5 years.

Your PM fees for LTR will be more in the 10-12% range, while for STR it is more in the 25-30% range (and don't forget about GET/TAT). 

The downside is that everyone does it and unless you have something quite unique, you will deal with lots of competition and seasonality.

BEAUTIFUL DUPLEX IN THE HEART OF MIAMI THIS PROPERTY IS SO UNIQUE IT HAS A AUD 1/1 ON THE SIDE THAT BRINGS IN AN EXTRA 1100 !

Hey @Brett Lambert, this sounds like a unique gem tucked into the majestic Redwoods.

Many investors have had to get creative by emphasizing other property perks, like pools, proximity to local attractions, or unique experiences, to offset any beach access challenges. 

From what we can find, houses with piers in the neighborhood have largely had to go very deep (90-120 ft), so estimates from local foundation contractors are ranging from 70-130k.  

Additionally, I've been spending a lot of time evaluating condo / HOA management solutions and accidentally stumbled on ManageCasa, which offers a free trial and < 3 unit free tier that has allowed me the time to get in, kick the tires, and really appreciate their attention to detail and broad feature set that adapts to each unique industry sector.

For a rule of thumb, replacing a commercial boiler can range anywhere from $20k to $150k, depending on the size, age, and efficiency.

And it could fit a unique investor.