Employee Management: Given the absentee nature of the business, how do you ensure quality staff performance and customer service in your absence?

Guy & Gal they were awful and totally out of touch how to relate to your aspiring investor with barely 10% down, high DTI, and wanting to be "financially free".

Many sellers asking ridiculously high prices to see who will bite.

The money comes from the HOA dues, but if the company mismanages the funds or has high overage and people not paying, the money in the account is soft which will make it harder for lenders to lend there.

Everyone is doing postcards, so you won't stand out, and regular folded letters just get tossed in the junk pile by default.Of course, this is all a moot point since you're operating in an incredibly specific (but high demand) niche.

If so, how high/low is it?

Are they the same quality, bed/ bath count etc.

@George Baal I would recommend taking out the HELOC to start but given the high variable interest rate, I would then consolidate that debt into a better financial vehicle.

Insurance is highly specified to the situation, individual, property, etc. 

Cost for real estate here is high, I’m sure there are deals to be found in and around the area.