Hi @Chris Martinez, we use Excel for all our rentals (as well as property management software, which varies by PM or if we do it ourselves). 

The actual pricing will vary quite a bit on the number of listings you have -- could be less, could be more.

@Jimmy Lieu that is largely correct, lending to an LLC opens up a new category of risks for the lender.  

Understanding that as compared to steady and predictable long term rental rates, STR rental income varies a lot month-to-month based on many factors: seasonal demand, competition, your standing on Airbnb or other platforms, your personal occupancy goals/philosophy (I.e., highest occupancy at lower daily rates, or Higher ADR with more infilled nights), personal usage blackout days, etc. 

Hold periods and structure vary but you'll see cash flow in many of these deals and then usually a larger chunk of return after the hold period ends (often 3-7 years) and the sponsor sells the underlying asset.

Each township varies in how aggressively they will seek to reassess your property when they learn of the sale.

You can still find a decent 3/1 condo/townhome in this area for under $200K and HOA's will vary depending on close to the beaches you look. 

Sure, there are laws at the state level that vary from state to state... but for anyone to say an entire state is a good/bad idea to buy in seems lazy to me. 

Enforcement of things like that vary widely in different parts of the country, I believe.

Sounds like it will be bad, between category 4 and 5.