When a rental is taken out of service for personal use the accumulated depreciation goes away over a short period of time. 

I have an opportunity to make a quick 30k in equity, but only cash flow around $25 — if I look at long term appreciation, that seems to make sense to me, but am I overlooking something and trying to make this work?

I do generally agree with the sentiment of Austin and the other hosts that fundamentals will always win out in the long run, and this by nature is a long term industry, even the sales side I'm learning.  

Then once it's acquired and/or fixed up you could shop around for long term financing if planning on holding the property rather than flipping it. 

I have a duplex that I rent out long term and cashflow $1100 a month. 

I worked exclusively in STVR property management on the island and currently work in long-term property management servicing the West Metro (Minneapolis).

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I recently analyzed an asset of vacation cabins - where the seller would earn 23% ROI over a 5 year term.   

No kidding this is as simple as it gets.. just advertise that you accept shorter term leases and riase your price.. we have been doing it in Vegas for years..

Plus, there was lots of damage in a short period of time from those instances.That's okay because I have great support from my property management company, PPMG.