Also 4th quarter of last year Packwood and county officially did discuss potentially regulating STR's by either limiting numbers or adding a tax to cover increases in local services that are needed.

An example is deeding a property valued at $100k from your name to your LLC or vise versa, you're now writing a check for $4,278.00 just to cover the tax payment to record the new deed, not including the recording fee and any fees collected by the title company or attorney representative who facilitates the transfer. 

Which basically covers them if they want to take forever.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

-You can use the internet yourself for cameras, lights and anything else on Wifi.CONS-If it goes out it is your responsibility and people get crazy when they can't play xbox-In some cases, it costs a lot to get set up since you are covering a large area.

Does anyone have any suggestions for modifications to better cover both parties?

I can’t stand all the back and forth texting and besides I prefer a phone call so I can ask my screening questions so I responded by saying “good afternoon, please give me a call so I may answer any questions you may have.”  

no lender will cover 100% of purchase and rehab

It would allow you to get some of that cash out, you could use that to invest, and it sounds like your existing cash flow could still cover everything.

Is an estoppel agreement with owner provided leases and payment history enough, or should I have them each sign new leases and go through the screening process again?