what state makes a big difference   the reason I ask is in many states not only do you lose your deposit if you dont close out the sale.

Quote from @Matthew Mueller: I don't know the law in your state, but in my state a copy of every document should be made available to anyone party to the transaction.I would demand a copy.

It's negative cashflow and as an earlier responder stated, you are missing some cashflow.

The standard connection worked fine with minor syncing bug every now and then but the whole purpose is to make this an easier process..so now with Vrbo we will now be responsible for collecting and submitting state tax, damage insurance for the what if situations( which from the plans seen can be like $60 per listing), collecting payments..ya I don’t think so.  

Additionally, I am seeking advice on how to find an out-of-state partner or agent.

I am open to out of state as California is not a landlord friendly state.

I used to define markets by state but now we do by zip codes and strategy. there's 440 zips in ohio, 7 of which we do business in which are downtown columbus and that is the urban core and urban core adacjent. rents are higher, property values are higher, developer and density friendly, low risk land or infill land, plus fastest appreciation in the market.

I own 12-doors there (from California) and have a full team in place that assists out-of-state and country investors.We've worked with a lot of Canadian investors over the years and understand the ins and outs.

He said it had take a lot of time lining up his “team” - an attorney for each of the 10 states he was going to invest in, accountant, real estate agents for each of 10 states, title companies for each state, and insurance agents.  

As I stated above, any and all advice is welcome!!