Am I correct in expecting an easier "move-in season" with furnished units?

So there's always going to be that unfortunate co-mingling until the LLC is seasoned and operating on it's own cash and capital.

Would the banks like any seasoning before lending to me on this property?

If I bought the property at 1.3 million and they made me put the 20% down ali would have instant equity to refinance after whatever seasoning period of the particular lender correct?

Same rents, same values, except for the bubble, nowhere near the maintenance costs (stucco and the tile roof, A/C is the big expense) that you will see in the 4 season areas. 

I would second comments of Ben, VISIT properties, winter season is best time in states where it is snow (East/Midwestern states), I'm finding poorly managed investors, poorly managed flips or owner occupants are desperate to sell at any reasonable price.  

yes, we were hoping to have at least one vacation/short term rental as Pasadena in particular has really high short term occupancy rates and some high peak seasons.  

Best to talk to some seasoned investors and then figure out exactly what areas fit your budget and level of risk.Dave

Interesting that your rentals fetched more as a LT rental than a vacation rental during the school season.

I love hearing the feedback and methods from people in the same shoes as me and from someone like @Jay Hinrichs who is a seasoned vet and we can learn from him