Now, we're being told that natural disasters should be included in the equation somehow, which is ABSOLUTELY RIDICULOUS!

like I said, I have limited experience but I shared it already and a double close or an llc single close won't even enter into the equation because in NY, even though the seasoning has been relaxed, it still takes forever to close. the time it takes to happen will outweigh any realistic contract term less than 90 days.

What side of the equation do you want to be on?

Obviously, it's much more than that, but these equations and formulas already exist, and have been used by countless others to evaluate deals... so there's no need to reinvent the wheel, simply to learn the approach that works and continue with it until you understand it on a deeper level.

They control a lot more of the overall equation than a smaller group that is outsourcing it all.  

Third, cash flow is only part of the equation even if not considering appreciation (beyond inflation).

I would check how much each unit rents for and do your basic rental equation for each income-expenses=profit (calculate in unexpected expenses as well).

If you can do it yourself it might work but remote management of a short-term rental scares me.2) There's a lot of additional expenses you don't have with traditional rentals like cable, internet, furniture, kitchen items, linens.3) To get high occupancy you need a good location which equates to a high sales price.4) It seems 10 times harder to find good contractors in vacation areas like that.

An A class property in Alabaster or Pelham might be great if it is at a 12-15% cash on cash return (8-9% Cap).What math are you doing to equate 30% coc to 13-15% cap rate or any of your other examples?

I know when I first got started venturing down this path, I was all over the place without a real defined or clear plan.Sorry to make my response to you about food, but I kinda equate this experience in getting started in large apartments, and for that matter any type of real estate investing where you are getting started, to going to dinner at an all you can eat buffet.