That sounds odd to me. 

. :)Potential Markets:Gulf Shores, ALCorolla, NCRockaway Beach, ORMyrtle Beach, SCCharleston, SCPort Aransas, TXOcean Shores, WA** I assume the California coastline is not cost-effective, I never see it on a list of recommended vacation rental.** We love and have connections to Hilton Head Island, SC but know it is hostile to STRs.** Slight bias against Florida due to anticipated stress and anxiety of watching a hurricane hit your vacation home annually, ha.

Sounds like you have a good handle on your numbers. 

It is not as easy as they make it sound online.

just asking to try to help, because (1) BRRRR is very tough right now, and (2) it sounds like you're going for 100% financing, which just makes it more expensive.

I am seeking suggestions on how to prepare for retirement effectively.

Don’t be seduced by wonderful looking returns and sweet sounding promises, it is likely to be fool’s gold. 

You KNOW this..yet you still send mailers calls and texts to the absentee owners list when you know gadamn well most will say "no".I have never been among a dumber audience than real estate investors... how rude that may sound.

The vacancy piece sounds nerve wrecking. 

Sounds like a simpler option and that is what you need and your parents would probably benefit from too.