I do this part time, and mostly as an individual investor with 1-2 deals a year which are for my friends (buyers).  

Do you prefer it over long term buy-and-holds?

Speak to each individual and determine if they are viable candidate for whichever rental you are moving - it’s that dumb and simple.

My personal preference would be to leave them alone but start one at a time, starting with the least desirable tenant, getting a new 12 month lease signed at the new market rate.

Preferably licensed.

The home will eventually be listed for sale on the mls (realtor.com will display the listing) and by Fannie Mae on homepath.com , usually giving preference to owner buyers at first.

My mom lives in a nice one but you will never see one on the market as a whole because they are built more like townhomes that share a wall or two (think a square divided into quarters that remain square) and are usually sold as individual townhomes.

I have 25k stashed but I'd prefer to use more of financed money, I just don't think I can get it within 15 days. 

It covers all the counties in California. every county is a little different.New home builders generally charge all closing to buyers, and then give them a credit back for closing costs if they use their preferred lender or some other reason.

(Make sure you turn on the Class Feature in the Preference Section of QuickBooks).When you set up your properties as a class, and you invoice your Guests for the rental term, you will choose that vacation rental from the class feature of the Invoice.If you have repairs or expenses for each vacation rental, you will write a check and choose the correct vacation rental from the class column on the check.