You could learn a lot without taking on much risk and you'd be right next door, so you could keep a close watch on it and even potentially do the turnovers yourself to earn the cleaning fee—just a thought. 

Instead, they are attempting to substitute future fees for an actual refund, which is extremely unfair to me.

Mortgage at 6%,10% management fees, insurance, mx fees, landscaping, etc.

We're approaching 10 years of utter misery from the beginnings of rental registration, late fee cap of $10, first in, tenant can move in anybody after signed lease, 6 month increase notice, no 1st,last, deposit, unpaid elec is billed to owner,  no evictions allowed during the school year, etc.

Here I’ll deep dive the financials on my worst performing STR Location: 78203 Zip Code/Eastside San Antonio, Texas (Denver Heights)Type: Single Family HomeBuilt: 1938 (Fully remodeled in 2021)Beds: 5 (1 King and 2 Queens and 2 Twin)Bath: 2 FullSquare Feet: ~1600HOA: No2025 FinancialsRevenue: $35,826Mortgage(PITI): $29,204Cleaning Fees: $10,582Management Fees: $2,346Repairs: $1,669Supplies: $1,069Internet: $978.27Electricity: $3,128Water: $472Hotel Tax: $1,540Net Cash: –$15,162.27 (If we factor in principal paydown on the loan, this may be closer to -$10k)Occupancy rate is about 35%This home sucks.

So after splits, expenses, taxes and fees you are luckly if you are left with a couple grand. 

Quote from @Thomas Roberts: Curious if there is some sort of strategy/hack that doesn't ruin you on capital gains tax/self employment taxes and other fees when flipping homes.

This goes to my previous point of wasting time and later fees (drama) fighting for your ability to operate.As for not seeing language more explicit from a state legislature please take a look at TN 2018 Short-Term Rental Act of 2018. 

You may be able to get a heloc but You'll need to pay fees on that to get one or if you did a cash out refinance on the existing property, there's closing costs.Also - you're generally taking on more debt so you're leveraging yourself more. 

Maybe double the pet fee per pet for pet #2 and triple it for pet #3?