However, as you mentioned, financing through an LLC means commercial loans, and 9% rates are nothing to sneeze at.

WHEN (yes I mean WHEN not if because over 30+yrs it happens many times) when the market has a drop for whatever reason be it a bad election, war tensions, someone sneezed on there terminal and HFT's went bazerk selling, whatever the cause, WHEN the market drops you get a "Margin CALL" and next thing ya know there not just selling off those leveraged positions BUT there selling em off in the drop, at the lowest price, amplifying losses, all those returns going out the window in moments.     

. $500,000 tax free (if married) is nothing to sneeze at.

I contacted him and will be switching carriers/agents shortly, the coverage is better, and the savings is nothing to sneeze at. 

And post '08', which duration of '08' on chart's now looks more like a sneeze in it's duration, but what after?

You basically sound like an overlord in your listing as if someone is going to get in trouble as a guest if they sneeze past 10 pm and that is not enticing at a high price tag like this to have to be careful.The property looks great, but your description starts with telling them that you spent 1.2m in renovations.

When someone wants a ribeye steak, they can pay $60 at a quality steakhouse, $25 at a national chain with a sneeze-guard salad bar, or $12 and cook it on their own grill.

EXPENSIVE.If these tenants are paying at the end of the month consistently:1) They know the system2) They are a sneeze away from being a month+ behind.Instead of giving them notice, you could think through what might happen if you just raised their rent by 25-50%...

We have one in Marathon too..calls the cops if someone sneezes too loud.Feel like the vacation rental market is generally a bit under appreciated by investors and a huge opportunity for those willing to put in the extra effort.  

Just waiting 3 years for that depreciated market will cost you more than your total profit when you factor taxes, closing costs, depreciation recapture, loss of further depreciation and expense write off, and lost rent (8K a year is nothing to sneeze at)If you really want to sell now then @Ralph R. has the right idea - do a 1031 exchange and shelter the tax.