Contact local property managers and landlords for a recommendation.Interview CPA's -ask if they understand "carry back loses"1031 Exchangescomponent depreciationask how may landlords and investors they representwill they go to the IRS with you in the event of an audithow long in businesswhat organizations to they belongwhat designations do they haveAre they up on all the local or federal programs for investorsI have been with our CPA now for over 30 years - he also represented many of our members at the school and fellow investors.We have been audited 3 times in 5 years and have passed all of the IRS's allegations - yea for us!!

Same goes for appreciation, you can usually find real estate numbers on annual appreciation or government reports to give a ball park.

Contact local property managers and landlords for a recommendation.Interview CPA's -ask if they understand "carry back loses"1031 Exchangescomponent depreciationask how may landlords and investors they representwill they go to the IRS with you in the event of an audithow long in businesswhat organizations to they belongwhat designations do they haveAre they up on all the local or federal programs for investorsI have been with our CPA now for over 30 years - he also represented many of our members at the school and fellow investors.We have been audited 3 times in 5 years and have passed all of the IRS's allegations - yea for us!!

State law prohibits local governments from regulating [not just from banning] short-term rentals unless they already had a law on the books before 2011.

Initially I steered away a from these programs because the stringent government rules and the thought of having a lien placed on my home.

All the info I have with every bank I’ve called is that’s a federal rule and not bank specific?

In my opinion, $200 per month, for a property in an extremely sought after area, with a tenant base that is extremely consistent, with military and government in the area not going anywhere, is a reasonable investment to stick with.I agree with @Russell Brazil, that you should hold the property in your portfolio.  

This means that you would need to comply with federal requirements AND the separate and distinct requirements of each state in which you sold securities. 

This will entitle the tenant to the remedies provided under federal law, as well as those set forth in the municipal code.

This allows for the greatest level of protection from both civil and federal lawsuit as well as tax mitigation.Granted you won't need that now and I highly recommend pulling in a lawyer to draw the documents up.