The short answer is, Pricelabs users don't fully trust Pricelabs to set the correct rates.

. - Despite 3 tenants in under 3 years, it has done very well for us and has only been "vacant" for 15 days in that period, and has great cash flow, ~$1000/mo due to ~50% equity in the property, and a low covid-era interest rate. - I have been saving ALL of my cashflow into its own account to accumulate to buy the next rental (totaling ~$24,000).

Even if you get something in escrow right away, it's still a 30-45 day escrow period before you would get paid, unless you are working with cash Buyers.  

Everything comes with a risk but I want to hear everyone's opinions for both states in the long run, thanks in advance It really depends on your style and goals and type of investing.I invest in multiple states and there can be some substantial differences.First decide if you want to do Flips, Long Term Rentals, Short Term Rentals, Shared Housing, Multi Family, Land, Tax Deeds, REITs, Syndication, Commercial and then decide. 

I have multiple lenders that can do 100% financing for your short-term rehab loans and long-term DSCR cash-out loan options to refinance and hold the property once it has been rehabbed.

You can be proud of what you have achieved in a short amount of time, this is really impressive!

Remember this is a marathon......That said are you planning to flip, hold(short or long term?)

Quote from @Jeff Roth: Hi Lina from Texas-Congratulations on your interest in investing in mid-term rentals and you are wondering how and where to get started.I get this question frequently from investors.Sometimes and investor is looking to keep their property cashflow positive as insurance and taxes have squeezed cashflow by turning units into mid-term or short-term rentals.First off, ideally, the property will cashflow as a long-term rental should something disrupt the mid-term rental model.You will also want to have the property be near where there would be a demand for mid-term rentals (hospitals, universities, research centers).Monthly rents for mid-term rentals are about 20% (+/-) higher than unfurnished similar long-term rentals.There are property managers that will manage mid-term rentals for you and I always advise my clients to use property managers to keep their investment as passive as possible and for compliance issues related to Fair Housing Laws and local regulations.To Your Success! 

If you're worried about finding tenants, focus on a location with strong rental demand, list rooms on platforms like Facebook Marketplace or Furnished Finder, and consider mid-term or short-term rentals if long-term tenants are hard to find.Good luck!

It's my understanding the Gator Method consists of providing short term loans to cover other investor's earnest money deposits.