Then you've got the license fee ($200ish), joining a local Realtor association (~$150) and national realtor association if required by your local board (another $150), the local MLS access fees ($300), e-contract software ($80/mo), E&O insurance (maybe $100/mo).

Wind Mitigation and 4 Points within two years are just a new requirement for these carriers.

I figure if I went with the unsecure loan I can purchase under that minimum loan amount that the HML requires (preserving my 30k in capital vs using it as a down payment).

Being an agent offers independence, relationship-building, and firsthand market insights but requires a license and faces market competition.

Now post-COVID you have a larger inventory, increased prices, increased interest rates, increased property taxes, increased regulation (even Smokies are now requiring permits) and increased insurance and at the same time return of the reduced Pre-COVID occupancy numbers. 

A pool requires the largest capital investment of the three, and in most cases adds very little if any additional value.

They know nothing but cost a lot, raising the dp requirement out of affordability.   

The renters will contract with and pay rent to the management company (not to us).I would like to protect the property and my personal assets from any legal risk from renters.if we use an LLC to manage that risk…1) Does our property need to be in an LLC or can it remain outside somehow2) What role is the LLC business performing (is it also considered a property management business and thus require a real estate business license in some states)? 

You can camp in an RV 200 yards from me with no hookups but I would be required to have hookups for someone to live in an RV on my property.

The same moving required with a primary residence.