I currently self-manage three properties in the Atlanta metro area and have learned a ton through trial and error over the years.

Rufo, so you are violating the HOA rules so I don't think they would cover anything if it is the fault of your guests.This will eventually catch up with you and could result in some big fines so maybe think of selling this or converting to a LTR instead.

Or is someone willing to give me advice?

That does not even include the one or two deals that happen daily or weekly between realtors who know the buyer/seller and make a deal happen as almost an off-market deal.

@Eyal Gorenhave you been to the house or the neighborhood? 

@Jason Tucker  you need to add in your utilities, common area cleaning, and turnover costs to determine if it makes sense. 

Are people holding on to their money or are they feeling good about the future?  

It also depends how nice it is compared to the other options out there.

I also lived in NV and TX for some time, and would prefer that climate, but need to make sure the financials make sense there. 

Helps carrying costs while waitingg to sell and makes financials look better for investor buyers.