I have quite a few condos that I arbitrage in the Poconos and that place is so good year-round that I plan on buying there in the near future.

but even with your numbers This aint a 6 cap: You say each unit can be raised from 577-625. 577 X 12  is 6925 (rounded)but even using just your current numbers of 2415 expenses(rounded) you are at 4500 after expenses without evidence of any taxes, common area electric, trash, landscaping, much less property management, insurance etc.Even at 6% what would you be financing at....5%?

I would recommend high-end year round destinations like Sedona, AZ. 

Like previously mentioned, I too will budge a bit to get a well rounded tenant. 

Getting the unsigned deed blessed isn't strictly required, but strongly encouraged on your first go-round of DIY deed-ing.On the other hand, since this will be your first time, spending the couple hundred dollars on a lawyer-authored deed could give you some piece of mind.  

Very round numbers, like the assessor didn't even try.

Brie has been enjoying the fruits of her labor with round the world trips etc.you can contact her directly @Brie Schmidt  and see what she has planned in the way of pod casts for 2017

Just too much hassle for me to make that round trip - and that is half of what you think you are willing to accept...

As Andrew pointed out, this will mean that I only have to do one round of financing and not two (HELOC and mortgage).

I am sorry but I have tried 2-3 CPAs and they just cant tell me a straight forward answer without being diplomatic round answers