We have >$2m in debt spread across the investment properties and our primary residence.

I'm opening my second home and find them extremely rewarding but think I may stop at these two because I am extremely involved in them and am spreading myself too thin I think. 

Yes, I realize that there may be no such thing as anonymity, despite some of the information that is spread around the internet about Nevada LLCs.  

After resale costs of commission, legal fees, and capital gains if the sale is in the 6's I might make 200 basis point spread profit.

I have narrowed it down to three different brands - Guesty / hostaway / hospitable.

But here is the link to the template:https://docs.google.com/spread...Thank you @Emma Powell for tagging me here :)

spreads are to small.

The square footage however is not that big but enough for the tenants to spread out.  

Go to some real estate meetups/ask friends who they used to buy a house or duplex where you're at, meet some agents and try to narrow down to one that you feel comfortable working with, wouldn't mind having to go and look at places with.

Your expense ratio remains flat, and therefore doesn't really create much value in the deal.Compare your 2% rent and expense assumption to what most syndicators underwrite: 5% rent growth after an initial renovation bump; and 2-3% expense growth; and you get vastly different outcomes.As to whose assumptions more closely tie to reality is to be determined, but if you used assumptions more in line with what syndicators are using, I think you will find the return projections narrow dramatically, if not flip to SFRs.