If it takes 45 days to find a new renter, the old renter is responsible for 45 days of rent.

SF has a limit of 90 days per years for AirBNB in the city otherwise I would keep it and short term it all year long.

Not working with a broker, open to suggestions.  

One key lesson is to always prioritize a thorough inspection—and go beyond the basics.

Asset protection in case one of us getting sued (I think it was a BP podcast episode where a lawyer told the story about the son hitting someone with the car and the family of the kid that got hurt suing them and them having to surrender their house.)

I was able to see those for you here https://www.biggerpockets.com/analysis/rentals If you can't see those feel free to email [email protected] with your browser and a bit more information about where you are seeing the issue

So he must have already bought the duplex or none of these things could be happening.

Are you in the process of taking the licensing class now?

A lot of things you asked about are more risky than they seem if you haven't done them.

Here are some basic facts:Initial cash invested: $120kYear 1 Cash Flow: $12.3kYear 2 Cash Flow: $8.6kYear 3 Cash Flow (YTD, 3 months left in year): -$4.5kCurrent equity estimate (net of expected selling costs): $102KMortgage rates at or below 3.75%CapEx uncertainty: HVACs will likely require replacement within the next 5 years and one of the  roofs is nearing 20 years old.Market is the Huntsville, AL area.Underwriting hurdle when acquiring these properties was 10% CoC return annually.With a 10% CoC return after Year 1, I felt good about this investment.