The grass is always greener....STRs are FAR from passive.

I was told by my closer today that she cannot Quit Claim the Deed into an LLC, but said it would have to be a warranty deed because they cannot prepare as the under writers came down on title companies as it is seen as practicing law.  

Don't Refi - at the very least get a 2nd mortgage and keep your cashflow closer to 350 a month to have a buffer for repairs and cap ex.

Additionally, if you decided to STR/MTR your ADU, you will have higher turnover (with larger profit margins), meaning you can keep a closer eye on your unit for maintenance and upkeep.Please remember that every investment decision should be based on thorough research and understanding of your personal financial goals and risk tolerance.

I totally get the pull of investing closer to home, especially if your local market has some untapped potential.

There will be multiple options that will get you closer to your investment goals. 

As we get closer in dates, we gradually lower the minimum nights to 4, then 3. 

I was thinking it may be closer to a "wash" or, maybe only slightly more only bc w/ a duplex at least we aren't paying for two exterior wall materials for two sfh?

For example In Norristown PA, a nearby not good area, section 8 will pay $1300/month for a 3-BR, whereas free market in that area would dictate something closer to $700 perhaps.Paying for tenants is likely on the edge of legality, but I can understand the motivation.

I also don't think the appreciation opportunity is as great as communities a little closer to Asheville.