I am concerned about the 5 yr PPP because I would like to refinance to a lower rate at least within 3 years.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Those major cities that you mentioned are fantastic options and have TONS of potential tenants/students, but their barrier of entry is much higher than traditional "college towns" like Lubbock or College Station.

When analyzing a potential short-term rental (STR), especially with fluctuating rents and occupancy due to seasonality, you can break it down like this:Monthly Breakdown: Look at historical data for each month.

It looks like you do a favor to the tenants that way, you can make sure the light fixture is properly stored and the fan is properly installed, and you get to keep the fan, which I agree with Keven is seen as an upgrade to many tenants.

As I call for quotes some of these agents are acting like I'm delusional at those square foot values. 

If you're planning to sell it and split the profits with the seller, it sounds like you would want a novation agreement. 

I did STR in a duplex starting back in 2017 and managed for others in North Conway, Ive since converted to all long term tenants and happy i did so... unless your property has something unique or a "rare" amenity.... like, sleeps 30, I honestly would not waste any energy on it in the north Conway area. so saturated, and so much big money being invested in the hotels, its tough to match amenities vs cost, and I see travelers trending back towards the hotel style accommodations. granted, for the right price, I'd buy anything and figure out what the best use for it is. use airdna.co for decent data on # of Short term rentals in any particular market. can also identify opportunities. the point of my response.... be careful in STR in any area and always have a plan B. you can change a lot of things about a property, but your cant change your basis!

Some land was sold off years ago without this issue, but I understand why the attorney can't guarantee clean title.Has anyone dealt with something like this?

I would like to be a licensed broker in multiple states around the U.S.