I tried to contact them once a month they always had a reason why it was still vacant- slow season, tax season...

We are only planning to rent the home from Memorial Day through Labor day with a couple weeks reserved for our personal family Renting it for roughly 8-10 weeks (high lake season). 

Dig in to the data, look at the occupancy, average daily rate, seasonality, regulations, etc.

Chad,the mistake everyone makes beginner and seasoned investor is starting with DMM by absolute default.

You could find them on craigslist searching for buyers.But honestly, meetings are a waste of time.Meetings are usually for seasoned often older buy and hold investors that just don't have the energy or time to hustle for off market deals, and want a lazy way of getting deals hoping good wholesalers are there  hoping someone has a great amazing deal.Reality check though.

You won't trigger the due on sale clause if you're the sole member of the LLC, especially now that Fannie Mae and Freddie Mac allow you the time you owned the property in the LLC toward title seasoning. 

I currently have newer investors, who I feel, are over allocating expenses for single family rentals (typically 3 bed, 1 bath, no central AC units) to the point where it is becoming impossible to find them a deal that cash flow when they run their numbers.I'm curious to gather the opinions and formulas to start introducing alternative calculations from seasoned investors for typical expenses like insurance, mortgage, maintenance, capex (if that is not already included in maintenance), property management, etc. 

Either way, planning to hold for 10-20 years, maybe longer.Any suggestions for us from you seasoned vets would be greatly appreciated!!

Either way, planning to hold for 10-20 years, maybe longer.Any suggestions for us from you seasoned vets would be greatly appreciated!!

If you sell the building to a seasoned investor, they will note the old galvanized pipes, so the updated copper will be a big plus.If you are refinancing your building, point the updates out to the appraiser and he may lump your building in a higher tier of comparables.