I'm a big time rookie myself but always trying to learn. 

I can't speak about if HOA fees affect home prices, so much as I can mention that some buyers specifically look for no-HOA properties, or must factor in the HOA fee when deciding what monthly mortgage payment they can afford.If a buyer's finances are tight enough that the HOA fees make them question if they can afford the property, then they're probably not the right buyers.Some of my buyer clients just want to be in xyz neighborhood, and the HOA fee is just one of those things they know comes with the territory.I serve Pinehurst, NC, which is internationally known as a mecca for Golf enthusiasts. 

If they disclose quarterly you get tailwind in advance there is trouble and try to get them back on track or know way in advance they won't make it so can start early to line up another tenant. 

With all you have invested to make the STR a STR I would try another manager before changing strategies. 

Thanks for the shout out @Michele Fischer I agree OR laws are more strict than WA, but I'm afraid WA is trying its hardest to become as bad lol...

The first tenant came to me through Zillow, but as his lease winds down I am going to try to market to this demographic more directly.

I'm just trying to point out that "cash flow" is actually pretty elusive right now on a vanilla long term rental, in ANY market, without some kind of niche or creative strategy.Run the numbers. 

tried to use it?

As an accident to start a short-term rental for more than 3 years and wanted to end it. 1) The number from CPA for this short-term is worse than any other long-term rentals. 2) the time spend for this short-term is  >=5  long-term rentals. 3) from Sep-2024, there are 6 books to the end of the year. 4) Insurance of short-term increased 27% and tax will increased without doubt.So tried to cancel all the reservation from AirBNB two month away.

I'm currently under contract with another property and this company has already had me pay for appraisal and is trying to get me to order insurance, but I still haven't received an initial disclosure or anything like it confirming the interest rate and everything.