We grew rapidly at first, but for the last few years have been a bit stagnant and are not sure what the best next steps are to continue growing.

Whether that is determined in a reasonable approach by you and your accountant, or you come to an agreement with the buyer of the property - you just need to do something. 

They try to string us along for a few questions before attempting to take the reservation off platform by having us email them.

Some go by the SQ FT to estimate but the age of mechanicals can swing the budget

So in my mind STR is good tool to catch long term appreciation and REDUCE EXPENSE when folk is vacationing.For me it is as the following:if you like snowboarding you would buy in Tahoe or Denver or Aspen.if you like beach you buy in Hawaii, Destin, Panama Beach FL or San Diego.if you like hiking/forest you go to these Servier county,etc.The problem is if you don't have hobby and don't like to go for vacation LOLI cut 90% of my vacation budget by having STR, this is the internal profitability metrics LOLIf my own purpose is to make money I would find investment that yield 30% IRR and >1.5EM and I know it's not that in vacation market in 2023 lol.

I am in escrow on my first out-of-state rental property in northern Texas and the next step in the process is to get landlord insurance.

Best part I live on the beach in FL, ALL handled by my team, Buy everywhere, All the best 

Also I'd like to add square footage to house by finishing attic as my space/bedroom so the 4th bedroom can be rented aswell.

I know that NY is more tenant-friendly and that the rent payments are made directly by "Arbor" and "DSS". 

My agent came up with an unacceptable excuse ("I thought ...) although the HUD initial email clearly delineates the necessary steps.