I have a dilema i have 2 Rentals they are Residential ALFs ( single family Homes zoned with city as RALF and operating for 15 plus years as such operators get $300K revenue yearly each Home , I have a 3 year lease with 3 year renewal signed and personally guaranteed by 4 individuals operators running place , the comps for a residential home regular is 385,000 but not sure what that means in my case as these can't be purchased with regular home loans Here are numbers monthly for each RALF$2900 rent eachLandlord pays$50 Hoa each$64 yard maintenance each$50 pool maint Property taxes here are $2300 per year I know move here then is 120 degrees that’s why they are low

She’s (presumably) paying the HOA fees, taxes (& mortgage, since the late owner was here less than 5 years).

The big thing here will be the HOAs as many have significant rental restrictions, etc.

.• Talk to the City/County/HOA – Often the issues you have with your neighbors are part of a municipal code or HOA R&Rs; talk to these entities and ask for help and guidance

You have the stability of one tenant and you know when you're going to get rent paid so the vacancy rate will be lower.With short term rentals, a few things:You need to determine if your HOA allows short term rentals, if you have oneYou need to find out the local laws and requirements for short term rentals, if anyIf there are laws/requirements, you should note if there are any cost prohibitive onesWho will manage your & cleaning? 

There are different neighborhoods, some median price ranges from 50k and others that give you that feel you're back in a California HOA of $1m+ homes.I specialize in the rental homes from 30-75k as they have a low cost to purchase (typically $10-15k) and cashflow between 20-30% .If you're interested, I'd be more than happy to talk to you about it.

It's an easy decision for me, but it's not my decision to make.It sounds like you should also be considering the HOA dues, as Easton is likely to be significantly more.

After flood insurance, Mello roos, possible HOA?

We'll put that aside for the moment.The HOA fees may make it difficult to cash flow.

Unfortunately HOA’s with community pools are not likely to allow short term rentals.