To oversimplify the business model in acquiring leads:1) Time: cold call, drive for dollars, network2) Money: Mass mailers, virtual assistants, CRMs, ect.

Like any service based business, you're going to encounter a variety of types of fee structures.

I have several homes that fit that model.  

The LLCs need to be substantially run as their own business.

I have a 2-acre lot on a busy freeway (85k cpd) with convenient on/off access.

My thought on the Corporation vs LLC was to switch my self employed business from a LLC to a Corporation and use that Corporation to invest in real estate.

At most of our detached houses we do supply a range, but even there we have had tenants bring their own deluxe models, which is fine with me. 

Not the purchase price.As an underwriter, typically you would model a potential acquisition using LTV on stabilized assets or properties that do not require significant improvements.This is because capital expenditure costs will typically not be financed by the lender.

My experience has been that summers are very busy but it falls off the rest of the year.

We have experience with this exact type of rental: we know the business, we know the building, we have the contacts, we've done the management, and had other arbitrage properties pre-COVID, etc.