Occupancy can be off the charts in places like this because there is so much activity or reasons for people to visit during what would be slow days of the week and off season months. 

I wanted to briefly re-introduce myself (I’m committing to get more active in BP again!) 

I'm not talking about saving for savings sake, but actively considering how a dollar can reproduce itself so that you can not only have whatever it is you want to buy, but also put more of the reproductions to work making more dollars and still have the original dollar.

My total expense ratio on each property I own ranges anywhere from 40%-50% annually, but I also self-manage and am not a slumlord (I am pro-active with maintenance, not reactive).

I know this may not seem possible, and probably not the answer you were looking for, but it would be worth partnering with another active investor, bringing in a passive investor(s), or even waiting until you have enough capital to deploy into the right deal. 

I do know, however, that they are pretty strict about the STR activity in the area. 

Red Stick has an active FB group

Even with the manager, in mine, I'm thinking about and doing more in the STR than they ones I actively manage.

I currently am an active investor in the Reading area and I can tell you it’s definitely a good area to start off with.

Be prepared to start a lawsuit.2) File a complaint with state's Board of Realtors3) File a complaint with state's Attorney General's officeSince these are unlikely to be permanent solutions, you'll also want to start searching for another PMC.Recommend you speak with @Russell Brazil Thanks for the tag.Property Management is not a licensed activity in the state of Maryland.