Turnkey STR for Sale. Are they worth it?

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Turnkey STR for Sale. Are they worth it?

Member since 2022 · 32 posts · 14 votes

Once in a while, I see a STR turnkey properties for sale. Assuming that the figures [revenue & cash flow] all are accurate (of course will need to verify what sellers initially post), it seems like they are a good deal. The properties come fully furnished (some sell it separately) but most are already revenue producing properties. Some already have AirBnb reviews. It literally seems turnkey. With some improvements, maybe I can get increased revenue (i.e. better pics or swap out some furniture). The other side to this is why are they selling if this seems to be produce good cash flow?

What am I missing with these turnkey properties? What are things I should double check? I know the location is number 1 to verify. I know how to evaluate LTR and know LTR investments well enough. I know the basics of STR but seems like a turnkey property would be best for me as a first time investor. Any advice would be greatly appreciated.

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Michael BaumPro Member

Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes

3mo

Hey @Mike Arias a few things to consider.

One, the house isn't worth any more than any other similar comp house. I did a pretty in depth research project and not a single lender (out of 18) that I spoke with would lend more than the comps say it is worth. So don't pay more for a "working" STR.

The furniture essentially has no value but you can work that into the deal after the house price is settled if you like.

You can't transfer AirBNB or VRBO reviews. You will be starting from scratch.

Past performance is no guarantee of future success. In the end you need to make sure STR's are something you want to get into.

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Nicholas L.Pro Member
Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
3mo
@Mike Arias
hello.
LTRs don't cash flow at all right now.
think about, for example, just the closing costs you have to pay at closing, and how long it would take to recoup that if you're "cash flowing" $72 a month (which you won't.)
and then what if you need to replace an AC or a roof or a dishwasher? even brand new items just break. (it is the nature of items to do so.)
and what if you have a tenant turnover in year 3 that costs you $3K? (it is the nature of tenants to do so.)
LTRs are a good long term investment. but they build equity. and they do it long term. they do not cash flow.
hope this helps
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3mo
Quote from @Mike Arias:

Once in a while, I see a STR turnkey properties for sale. Assuming that the figures [revenue & cash flow] all are accurate (of course will need to verify what sellers initially post), it seems like they are a good deal. The properties come fully furnished (some sell it separately) but most are already revenue producing properties. Some already have AirBnb reviews. It literally seems turnkey. With some improvements, maybe I can get increased revenue (i.e. better pics or swap out some furniture). The other side to this is why are they selling if this seems to be produce good cash flow?
What am I missing with these turnkey properties? What are things I should double check? I know the location is number 1 to verify. I know how to evaluate LTR and know LTR investments well enough. I know the basics of STR but seems like a turnkey property would be best for me as a first time investor. Any advice would be greatly appreciated.
The STRs that I've owned made a lot of money specifically because I bought them as fixers and designed them myself from the ground up.

There may be an occasional 'turnkey ' properties that works, but I would do your due diligence by manually checking competitive properties and absolutely make sure that the numbers are even close to being right. I guess that they are fudged at least a little.

But even so, why leave so much money on the table? You're also increasing the eventual appreciation value not just your start-up and short-term operating expenses.
Just my $.02....
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Michael BaumPro Member
Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
3mo
Hey @Mike Arias a few things to consider.
One, the house isn't worth any more than any other similar comp house. I did a pretty in depth research project and not a single lender (out of 18) that I spoke with would lend more than the comps say it is worth. So don't pay more for a "working" STR.
The furniture essentially has no value but you can work that into the deal after the house price is settled if you like.
You can't transfer AirBNB or VRBO reviews. You will be starting from scratch.
Past performance is no guarantee of future success. In the end you need to make sure STR's are something you want to get into.
9 Reply
- Mike GrudzienPro Member
  Lender · Eugene, OR · Member since 2019 · 2k+ posts · 1k+ votes
  3mo
  Quote from @Michael Baum:
  
  Hey @Mike Arias a few things to consider.
  One, the house isn't worth any more than any other similar comp house. I did a pretty in depth research project and not a single lender (out of 18) that I spoke with would lend more than the comps say it is worth. So don't pay more for a "working" STR.
  The furniture essentially has no value but you can work that into the deal after the house price is settled if you like.
  You can't transfer AirBNB or VRBO reviews. You will be starting from scratch.
  Past performance is no guarantee of future success. In the end you need to make sure STR's are something you want to get into.
  Michael saved me some typing. He made the exact points I was going to hit.
  1 Reply
- Jay HinrichsBusiness Member
  Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
  3mo
  Quote from @Michael Baum:
  
  Hey @Mike Arias a few things to consider.
  One, the house isn't worth any more than any other similar comp house. I did a pretty in depth research project and not a single lender (out of 18) that I spoke with would lend more than the comps say it is worth. So don't pay more for a "working" STR.
  The furniture essentially has no value but you can work that into the deal after the house price is settled if you like.
  You can't transfer AirBNB or VRBO reviews. You will be starting from scratch.
  Past performance is no guarantee of future success. In the end you need to make sure STR's are something you want to get into.
  
  I had two STR one in Indy in a up and coming cool neighborhood.. And one Water front on the Columbia river With a DOCK which is huge. Was not my cup of tea.. the one in Indy even though would get rented by the time you pay management just not really worth the few extra bucks a month given the fact you also had to furnish it on top of As Michael mentions the comp value of the home. So I sold it and went to an owner occ that did not want the furniture that you end up giving away so you don't have to pay to haul it away..
  
  The one on the Columbia was close to home and we could self manage it my wife was raised right down the street she kind of wanted to use it when it was not rented ( which would have been most of winter) but then she did not want to stay in a home that others had been living in ( personal issue).. So we sold it with all the furniture Luckily we got the furniture for just moving cost from a house she sold in Portland were same issue used furniture is not worth anything. We did well on it as is was a light fixer and we did the fixing ( like redoing the Dock which is a major deal when dealing with the Army Corp.) The new folks that bought it were realtors from Portland they made it 18 months and then the house was up for sale again :)
  
  It takes some dedication to run these yourself we are just too busy really to do it.. And if you have to pay for management your nets depending on area are not what you think they are going to be.
  
  My Daughter just bought Mtn town house at a ski area in Southern Utah for over 1 mil its new construction so she also had to put about 50k + into furnishing it per her property managers standards to get top dollar rent which she is hoping is between 1k to 1500k plus a night in prime ski season.. Not sure what her split is with the manager but this one could make a few bucks for them.
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- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  2mo
  Quote from @Michael Baum:
  
  Hey @Mike Arias a few things to consider.
  One, the house isn't worth any more than any other similar comp house. I did a pretty in depth research project and not a single lender (out of 18) that I spoke with would lend more than the comps say it is worth. So don't pay more for a "working" STR.
  The furniture essentially has no value but you can work that into the deal after the house price is settled if you like.
  You can't transfer AirBNB or VRBO reviews. You will be starting from scratch.
  Past performance is no guarantee of future success. In the end you need to make sure STR's are something you want to get into.
  
  @Michael Baum is right as usual. Although I will say this - personally, I would pay a tiny bit extra for a turn-key STR. But only if a) I had done my research and this STR was really producing good returns and was likely to continue to do so, and b) I really wanted to operate a STR...they are not easy and the margins can be tight unless you you self- manage/clean/repair
  3 Reply
Jules Aton
MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
3mo
My 2nd STR wasn't a rental but came furnished and required about 40% upgrades including floors and adding an extra bathroom. What I have found time and again is the ones that look to be in decent shape will end up needing more than meets the eye. This one looked nice in the listing pics but the majority of furniture was unusable which ended up being a good thing because I was able to design and furnish with quality items that work well together without the underlying urge to try and make the junk work.
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Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
3mo
MAYBE. If you can get it for the same price as any comparable home in the neighborhood and they throw in any furniture you want. (Used furniture is worth between zero and negative dollars depending how expensive it is to throw away.). This is all assuming you'd want to have an STR in that market.
Don’t forget, the seller paid less than you and they don’t want it.
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Andrew SteffensBusiness Member
Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes
3mo
The short answer is it depends.

I represent a lot of buyers in the Tampa Bay area, most are out of state and prefer to buy turnkey. If the house is priced reasonably (based on anticipated appraisal/market price) it can be quite attractive. Sometimes sellers require a small premium based on furniture, upgrades, and past performance but past performance can only indicate so much about future performance. You will get a turnkey unit that can perform from day 1, can potentially be upgraded to perform even better, and an idea of true past performance are all valuable attributes.
I own 5 STR's in total - 4/5 were BRRR method but one closed on 2 weeks ago was turnkey, $425k purchase (and it appraised), rented on the 3rd day of ownership, did $83.5k revenue the last 2 years averaged, and had potential to add more backyard amenities with a big lot. This to me was a no brainer.
As for the question of why people sell good assets, people sell gold every day - does not mean there is something wrong with it. Do your due diligence and you will be fine.
Good luck!

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Mike Arias
OP
Member since 2022 · 32 posts · 14 votes
3mo
Thank you everyone. Great info to know.
@Michael Baum You made excellent points that I need to keep in mind: 1) the house needs to be evaluated based on comps not just because it does well as a STR - basically make sure I don't overpay. I need to make that a top priority; 2) the reviews cannot be transferred. I was not aware of that. If the current owner is using a cohost to manage the property, are the reviews the owner or the cohost? If the cohost, then the reviews stay or am I missing something?; 3) if the seller is selling the furniture separately, is it worth buying or just start from scratch? Thank you!
1 Reply
- Michael BaumPro Member
  Olympia, WA · Member since 2016 · 8k+ posts · 7k+ votes
  3mo
  Quote from @Mike Arias:
  
  Thank you everyone. Great info to know.
  @Michael Baum You made excellent points that I need to keep in mind: 1) the house needs to be evaluated based on comps not just because it does well as a STR - basically make sure I don't overpay. I need to make that a top priority; 2) the reviews cannot be transferred. I was not aware of that. If the current owner is using a cohost to manage the property, are the reviews the owner or the cohost? If the cohost, then the reviews stay or am I missing something?; 3) if the seller is selling the furniture separately, is it worth buying or just start from scratch? Thank you!
  So it is going to depend on who owns the listing. If the co-host actually owns the listing and you keep using them, I guess the reviews will stay. If not, then no.
  
  Regarding the furniture/stuff, that also depends. Is it nice? Does it fit your vision of the STR? Are you planning on making changes to the design? Is it quality furniture? All that factors in.
  
  If you do buy the stuff, pennies on the dollar. Don't go spending new furniture prices for used stuff.
  2 Reply
Samantha Andrews
Member since 2026 · 37 posts · 57 votes
3mo
Turnkey STRs can absolutely be a good option, but I'd be cautious if it's your very first one.

We own profitable STRs, but we bought them as blank slates and designed, furnished, and launched them ourselves. One thing I've learned is that earning and maintaining 5-star reviews is much harder than it looks. Every detail matters—from communication and cleanliness to furnishings and the overall guest experience. In today's environment, one or two poor reviews can have an outsized impact on bookings, especially during your first year when you don't have many reviews to offset them.

A turnkey property can eliminate some of the upfront work, but it doesn't eliminate the operational side of running a successful STR. In my opinion, they're best suited for someone who already manages multiple successful STRs with proven systems in place.
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Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
3mo
Quote from @Mike Arias:

Once in a while, I see a STR turnkey properties for sale. Assuming that the figures [revenue & cash flow] all are accurate (of course will need to verify what sellers initially post), it seems like they are a good deal. The properties come fully furnished (some sell it separately) but most are already revenue producing properties. Some already have AirBnb reviews. It literally seems turnkey. With some improvements, maybe I can get increased revenue (i.e. better pics or swap out some furniture). The other side to this is why are they selling if this seems to be produce good cash flow?
What am I missing with these turnkey properties? What are things I should double check? I know the location is number 1 to verify. I know how to evaluate LTR and know LTR investments well enough. I know the basics of STR but seems like a turnkey property would be best for me as a first time investor. Any advice would be greatly appreciated.
Great question and welcome! I think you're asking the right questions because "turnkey" doesn't always mean "great investment." A lot of STR owners sell for reasons that have nothing to do with the property itself. They may be cashing out after appreciation, tired of self-managing, moving into a different asset class, or simply need liquidity. That said, I'd dig deeper than the seller's revenue screenshots. I'd want at least 12-24 months of booking history to see seasonality, average occupancy, ADR, and whether revenue has been trending up or down. I'd also verify expenses like cleaning, utilities, internet, insurance, supplies, maintenance, and local lodging taxes since those can eat into cash flow quickly. I'd check if the current short-term rental permit is transferable, whether local regulations are changing, and if there are any upcoming HOA restrictions. Don't assume the existing reviews will automatically carry over either, since that depends on how the property is being transferred and which platform it's operates on. Finally, run your numbers assuming occupancy drops 15-20% in a slower year. If the deal still makes sense under that scenario, you're in a much safer position. A true turnkey STR can absolutely be a good first investment, but I'd underwrite it like it's going to become your problem on day one, not the seller's best-case scenario. Happy to connect and answer any questions you have!
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- Callum Bartlett
  Member since 2026 · 3 posts · 3 votes
  3mo
  @Jimmy Lieu not my post, but a really insightful comment that I've found useful. Thanks Jimmy
  0 Reply
Mark Cruse
Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
3mo
As long as the numbers work its great. I have turnkey condos at Snowshoe. When I bought, the price was right. People sell and buy all the time there.
2 Reply
- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  2mo
  Quote from @Mark Cruse:
  
  As long as the numbers work its great. I have turnkey condos at Snowshoe. When I bought, the price was right. People sell and buy all the time there.
  
  Yes, my favorite line that I forgot to throw out there....it is ultimately and always about the numbers! If they work, nothing else matters. If they don't nothing else matters....
  1 Reply
Jorge VazquezBusiness Member
Real Estate Broker · Tampa, FL · Member since 2017 · 1k+ posts · 694 votes
3mo
I own two short-term rentals and 35 long-term rentals, and I would still start by asking why they are selling if the property is doing so well. Many turnkey STR sellers price the property based on the income story and strip out the equity before you buy it. Verify the actual revenue and expenses, then stress test it with lower occupancy, higher insurance, repairs, management costs, and even a 30% drop in revenue or value. If the numbers still pencil out in a worst-case scenario, the story matters much less.
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Jon Martin
Member since 2022 · 1k+ posts · 1k+ votes
3mo
People sell for all kinds of reasons. Maybe they need cash for another deal. Could be poorly managed and marketed. Maybe they sunk too much into rehab and furnishings so that the numbers don’t make sense with their current input cost, but you can buy it at a relative discount without their debt burden and cash flow better.

The key is to first see if the numbers justify the price, then see if there is room for improvement to get more revenue. If it’s a place that’s well designed and managed in a sea of other places of similar or better caliber, then I would pass.
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Andrew GlissonBusiness Member
Property Manager · Memphis · Member since 2026 · 135 posts · 97 votes
2mo
STRs live or die on operations. If outsourcing management, make sure operator is all over it - 24/7. Underwrite cleaning cost and estimated turns. Do a deep dive on what amenities in the market move the needle. Re listing an STR generally takes 12 months re-create the machine. Can’t take over existing host profiles.
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Stuart UdisPro Member
Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
2mo
It's important to differentiate the real estate from the business. The only reason why the rental revenue may be higher is because of the underlying STR business. What happens if the municipality places restrictions on STR use? This has become increasingly common. What happens if the lender must take back the real estate? They are not in the business of operating an STR business and don't want to be burdened with the business or being limited to find a buyer who relies on the same business strategy. This is why the property will not be appraised using an income approach reliant on any excess revenue that may be generated utilizing the STR strategy.
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- Bruce WoodruffPro Member
  Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
  2mo
  Quote from @Stuart Udis:
  
  It's important to differentiate the real estate from the business. The only reason why the rental revenue may be higher is because of the underlying STR business. What happens if the municipality places restrictions on STR use? This has become increasingly common. What happens if the lender must take back the real estate? They are not in the business of operating an STR business and don't want to be burdened with the business or being limited to find a buyer who relies on the same business strategy. This is why the property will not be appraised using an income approach reliant on any excess revenue that may be generated utilizing the STR strategy.
  So I agree that the appraiser may not be able to place additional value on this type of business.....but I think that some buyers would consider these properties to have more value...or is that just me?
  0 Reply
Collin HaysBusiness Member
Property Manager · Gatlinburg, TN · Member since 2020 · 3k+ posts · 4k+ votes
2mo
Quote from @Mike Arias:

Once in a while, I see a STR turnkey properties for sale. Assuming that the figures [revenue & cash flow] all are accurate (of course will need to verify what sellers initially post), it seems like they are a good deal. The properties come fully furnished (some sell it separately) but most are already revenue producing properties. Some already have AirBnb reviews. It literally seems turnkey. With some improvements, maybe I can get increased revenue (i.e. better pics or swap out some furniture). The other side to this is why are they selling if this seems to be produce good cash flow?
What am I missing with these turnkey properties? What are things I should double check? I know the location is number 1 to verify. I know how to evaluate LTR and know LTR investments well enough. I know the basics of STR but seems like a turnkey property would be best for me as a first time investor. Any advice would be greatly appreciated.

The question of "Why are they selling?" gets asked a lot. Often, there is a fear that the seller has hidden knowledge of something that might be ominous for the property. Usually that isn't the case.
Investors have all sorts of reasons for selling. I have two of my properties for sale in the Smokies. I plan on re-deploying the funds from the sales to pay for a couple of franchise opportunities, rather than borrowing. The properties are solid and perform well; I am merely moving some things around in my investment portfolio.
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Jeffrey Batista
Member since 2026 · 7 posts · 2 votes
2mo
Good questions, Mike. On the comps point: pull sold comparables on recent sales in that ZIP or neighborhood—not just active listings or rental comparables. Look at properties of similar size, condition, and location, then anchor your offer to those actual sale prices, not what the STR is currently netting. That protects you if the market shifts or your management slips. On the reviews and cohost question: if the cohost holds the reviews in their account, they usually stay with the cohost account, not the property itself.

So you'd start fresh on the platform unless the cohost transfers their account to you, which many won't. On furniture: if it's dated or specialist STR stuff, you'll often replace it anyway within a year or two. I'd price the property as if unfurnished, then treat any furniture package as a bonus negotiation chip. Good luck with your evaluation.
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Mike Arias
OP
Member since 2022 · 32 posts · 14 votes
2mo
Thank you all again for the great insight!
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Ashish AcharyaBusiness Member
CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
2mo
One thing worth double checking on a turnkey STR that's easy to miss, the seller's cash flow numbers usually don't reflect your tax picture at all, since bonus depreciation and cost segregation opportunities are often already used up by the current owner in year one of their ownership. When you buy it, your basis resets to your purchase price, so you get a fresh shot at cost seg, but that's a benefit that shows up on your return, not something baked into the revenue numbers the seller is showing you, worth running that separately rather than assuming their cash flow figure already accounts for your tax benefit.

On the furniture question, since it's already furnished, find out whether furniture is included in the purchase price or being sold separately, and get that broken out on paper either way, personal property like furniture and decor depreciates on a much shorter schedule than the building itself, so having a clean valuation split at closing actually matters for your first year deduction.

The material participation piece is also worth flagging since you're coming from LTR, STR losses only get non-passive treatment if you materially participate, and turnkey properties with existing reviews and systems in place can actually work against you here if the previous owner used a full-service property manager and you keep the same setup, since that can make it harder to prove you're the one materially participating going forward.

Happy to connect!
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Stuart UdisPro Member
Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
2mo
@Bruce Woodruff Before placing any value on an STR business, I would want to see three things: (1) the STR use is legally permitted, (2) the use is protected by any required licenses or permits, and (3) those licenses, permits, or approvals are transferable to a future owner. If any of those elements are missing, it becomes much more difficult to argue that the business itself has durable value.

A more recent wrinkle as Michael noted is that many hosting platforms do not allow reviews to transfer with a sale. That's significant because a substantial portion of an STR's success could be tied to intangible assets which encompasses its accumulated reviews, rankings, and booking history. If those intangible assets disappear upon transfer, a buyer is effectively purchasing real estate and then rebuilding the business from scratch. Of course, depending on the location, the STR use may be the highest and best use and there are management companies that can build up quickly or alternatively families that have historically booked may recognize the home or property and continue to book but that's another consideration.

Compare this to a mixed use building I am currently developing. I first attempted to lease a vacant 2nd generation restaurant space but ultimately concluded a fresh turnkey fit out where I partnered with an operator and technically retained ownership of the underlying restaurant business made more economic sense. When I refinance the building this fall the lender will value the business based on the income generated from the buildings leases and neighborhood cap rate analysis. Not the restaurant revenue. The restaurant business once (hopefully) established and generating revenue will be valued based on a multiple of the EBITDA. Key considerations that drive that drive table turns and revenue are goodwill, branding, customer relationships, and other transferable business assets. Those are often included in sales unlike with the STR model.

I believe the key take away is the distinction between real estate value and the business value and how a buyer values each and how lenders value each. Both are important considerations that should be weighed before placing any value on the business.

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Vijay FriedmanBusiness Member
Miami, FL · Member since 2026 · 766 posts · 123 votes
2mo
Quote from @Mike Arias:

Once in a while, I see a STR turnkey properties for sale. Assuming that the figures [revenue & cash flow] all are accurate (of course will need to verify what sellers initially post), it seems like they are a good deal. The properties come fully furnished (some sell it separately) but most are already revenue producing properties. Some already have AirBnb reviews. It literally seems turnkey. With some improvements, maybe I can get increased revenue (i.e. better pics or swap out some furniture). The other side to this is why are they selling if this seems to be produce good cash flow?
What am I missing with these turnkey properties? What are things I should double check? I know the location is number 1 to verify. I know how to evaluate LTR and know LTR investments well enough. I know the basics of STR but seems like a turnkey property would be best for me as a first time investor. Any advice would be greatly appreciated.

@Mike Arias
One thing I'd look at closely is whether the current income is actually repeatable. I'd verify historical occupancy, average daily rates, local STR regulations, management costs, and whether future bookings transfer with the sale. A turnkey STR can save time, but it's still important to underwrite it based on sustainable performance rather than the seller's projections.
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Bianca BarcelosBusiness Member
NH · Member since 2026 · 88 posts · 48 votes
2mo
For STR, AirBnb, just be careful because those reviews make the property look like a great opportunity but they don't transfer so you're still putting in the work to grow your business and make your property know. You start with your own bookings and reviews which might take a little while to get to an equal amount of bookings and make the figures match the previous host again. Seeing existing reviews is great to know that it has the potential to work though. Seems like you may have found an awesome deal.
When you take the furnishings into account, it's really convenient that they come with the place but when you go through the sale of the property, just make sure you understand how they're being sold. I might recommend that those furnishing are itemized and not rolled into the mortgage; that can be your first write off on the property. The bank also may not appraise/lend on the furnishings AND the brick and mortar.
The other thing to think about in the concern of well, "why are they selling if it seems to produce good cash flow" is that maybe the current owner(s) just don't want to do it... Maybe this is too "glass-half-full" but some people have excellent opportunities to make something work (cash flow, equity, tax strategy) and they just don't want to be a property/asset manager or landlord or deal with any of it. Maybe they're moving out of town or selling to buy something different. Investments and management of them are all about the life values too, the long and the short term, not just the cash-flow. They may just have different goals.
It's awesome that you have that investor bug and want to put in a little risk/reward to make it work! Maybe it wasn't their opportunity, it could be yours! Good luck with it.
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