We did discuss as a board having a more hands on property management company but looking around the fees were quite high and the community liked keeping their HOA dues low.

Just as some updates to the area as food for thought.

So having said all that, properties that attract high quality tenants (location, location, location) cost more and have lower returns.

You need to bank more money and stop looking for high-percentage leverage that will collapse your future.Earn and learn.

This needs to be at least positive, or your price is too high.

I am very eager to start taking action and learning but live in a high cost of living market (Boston) currently and for several reasons (need to save more, move to lower cost of living place etc.) will not be able to start for at least 1.5 years. 

The mortgage on the property is still fairly high with a balance of  $285k.

In the long run the demand may fall off a bit as the prices may get too high for travelers and they will seek cheaper vacations. 

Its certainly hard to cash flow significantly in the current environment (high rates, high values etc) - I tend to think though that just "doing" a first deal even if it doesn't make too much is valuable versus getting stuck in analysis paralysis - the learning from the experience of actual doing it generally is 10X + even a ton of courses, info, spreadsheets etc

We are doing OK but hope to get a lot more bookings the rest of the year for people coming to Pigeon Forge.Travel spending continues to break through all time highs.