I know you mentioned potentially a larger security deposit or paying six months rent upfront, but I have a feeling holding her to different standards than other tenants might cause you some issues based on information I have studied (I haven't finished the course for my real estate license yet and I'm no expert or attorney), but better safe than sorry!  

I followed up and mentioned that I wanted to increase rent about $50 (~3%) minimum.

I am, however, coming across some discussions mentioning that a prospective lender or bank you'd be working with on the refinance may be able to see that the title on said property was slyly financed to yourself through your LLC and this could/would be likely to trigger a "Due on Sale Clause" which would screw everything up totally??

My price is directly derived from my valuation, and these owners have mentioned that the cap ex, maintenance  and management allotments are to high(I'm using the standard %'s) which makes my offer to low.

I'll have to look more into the pooled money vehicle you mentioned, it sounds new to me. 

As you mentioned, your dollar goes much further in Louisville than it does in California, and because of that very reason I've been searching the Louisville market for investment opportunities.

Not to mention your husband will still be using it as his primary residence until he deploys which is another exceptable reason to stop using it as your primary residence. 

Thanks for the mention @Yonah Weiss!

There will definitely be new laws, but so far it looks like they're going to make it slightly easier in areas where it is not currently (rezoning as mentioned), they may even promote the process in some way, and there may actually be a housing regulatory overhaul in general that will affect all rentals (long and short-term (though that is quite a ways off)).As with long-term rentals, there are plenty of "slumlords" on the Airbnb side.

Not to mention good ol' San Diego just doesn't cut the mustard.