Last  sch C has Insurance at $3947 and Taxes at $2754    Util expenses at $766 (coin operated laundry in building) She is showing a positive income at $24451 on last Sch C.  

Can carve out responsibility and control of profit loss and agreement for common expenses within existing LLC.

(Crystal City neighborhood) already has an expensive market in terms of rental properties, the cheapest thing you can get there is a 1 bedroom condo in the high $300k's and HOA dues in the $300 a month range, Single family homes start in the $700k range in average neighborhoods.

My own estimations of the expenses came out to 42%.

Also unless everything is brand new, 5% is low for CapX, typically I budget 10% for CapX since they are inherently expensive items.

. $91K - Much less then the initial down payment and what we have paid since 2007.Keep renting - We are on the low end of rent still and could probably raise if another $25-$50 per month within the next year - other expenses - HOA- 1,120 annually ; Home Warranty - $755 annually  OR something else?

It can get expensive if you work with attorneys and accountants.

The lodging tax + the ancillary expenses on top of debt service in comparison to a long term rental was too close for me to justify the time keeping it as an STR.

If I do it that way, I will limit my out of pocket expense. 

A major expense is commissions for CCards that I’d like to move away from.