If rates go down in the future, we likely will have another run up in prices, so it might be worth it to Airbnb while waiting that out for a couple of years. 

Bookkeepers are fairly cheap, even good ones and should be able to setup for 2 units in a couple/few hours.  

Even with the recent rate increase of the last couple of years, f/f is significantly below S&P lifetime return.  

However, in the last couple of years, GLVAR modified their PM agreement to include an option for PMs to collect fees while the property is vacant.  

I “hope” you are not married or it will make it very difficult as you can’t have a disregarded multi-member LLC except in community property states.

In Oceanside, New non-hosted STRs are prohibited outside of the Coastal Zone as of February 10, 2024.Most HOA's do not allow rentals less than 30 days so that is likely not an option unless you find a couple of places on the water that allow it but usually tough to find below $1M. 

I was able to check an old listing and it showed it as being 2 units instead of 3 and one bedroom/bathroom less than what they are claiming.Tomorrow I plan on having my pretty wife knock on a couple doors, hopefully she can talk to someone living there so we don't get something substantially different.

The sale of $1m is not nearly enough to interrupt the market, particularly over a couple of weeks.

Then a couple of the more maverick attorneys felt that the legislation was a little loose and that you could continue assigning as long as your went about it very delicately.

Thank you again especially for your encouragement, it has honestly been a hard couple of months but I know its lessons I have to learn!