All Forum Posts by: Gary Nelson

If you already have a strong cleaning crew, reliable handymen, and the time to handle guest relations, you’re in a great position to self-manage—especially for your first STRs. Property management fees can eat into profits, and while some firms add value with pricing optimization and marketing, many just automate what you can do yourself with the right tools.

The key question is: what’s your time worth? If managing bookings, guest issues, and maintenance coordination fits into your schedule, you’ll maximize your income by keeping that 20-40%. If you plan to scale quickly, a PM could free up your time, but for now, learning the ropes yourself will give you valuable experience.

If you go the self-management route, leverage automation tools like PriceLabs for dynamic pricing, Hospitable for messaging, and build a great local team. Then, if you ever decide to hire a manager, you’ll know exactly what value they need to bring to justify the cost.

When running comps, you want to approach it the way an appraiser would—look at active listings, properties under contract, and closed sales within the last year. Pay the most attention to recent closed sales since, but under-contract properties can give you a sense of where the market is moving. Active listings show competition, but they don’t tell you what buyers are actually willing to pay.

If you’re serious about investing, working with an agent who is also an investor is a game-changer. They’ll understand how to run comps with an investor’s mindset—factoring in rental potential, rehab costs, and market shifts—not just the typical “retail” value. A good agent should help you make data-driven decisions, not just push you into a deal.

My advice is to talk to an investor-friendly real estate agent in your area. Agents work with PMs all the time and know who’s reliable and who to avoid. They’ve seen firsthand how different firms handle vacancies, maintenance, and tenant issues.

When interviewing PMs, ask about their fee structure, how they handle repairs, and their screening process. A good PM should protect your investment, not just collect rent.

Hello @Steve Chaparro! 

This strategy is a great way to build wealth, but living through renovations can be rough if you don’t plan it right. The best flips have strong bones and just need cosmetic updates—think kitchens, bathrooms, and flooring. You don’t want to get stuck in a money pit that drags out the timeline or eats into your profits.

Two years is great for avoiding capital gains, but life happens, so always have a backup plan. If the market shifts, renting it out for a year or two might be the smarter move. And if you really want to maximize returns, focus on properties in appreciating areas where demand is strong.

I might be a little biased, but Branson is an ideal market for this—affordable homes, steady appreciation, and the option to flip, hold as a long-term rental, or even turn it into an STR. Just make sure you budget for the unexpected because real estate loves surprises.

It depends on your market and how hands-on you want to be. STRs can bring in higher revenue but require more turnover, guest management, and keeping up with regulations. MTRs offer steady income with fewer turnovers, making them more passive. Start with a competitor analysis—see what STRs and MTRs in your area are charging and their occupancy rates. STRs can be lucrative, but if vacancies worry you, MTRs may be a better bet. Either way, running the numbers and knowing your local demand is key.

If I were starting over as an out-of-state investor, I’d focus on building a strong network from day one—especially a great agent, property manager, and contractor. Having trusted boots on the ground makes all the difference when you can’t be there in person. Too many investors dive in without thoroughly vetting their team, and that’s where things can go sideways. Take the time to connect with investor-friendly pros who understand your strategy, and don’t rely solely on pro formas—talk to local investors and analyze real numbers. The right team can turn a good market into a great investment.

I’d take a look at what other comparable STRs in your area are charging for cleaning fees. If $100-$120 aligns with similar properties, then it’s a fair rate—especially considering the size of the home and the work involved. Undercharging could mean you end up paying out of pocket or getting a lower-quality clean, which isn’t worth the risk when reviews depend on it. If you’re worried about guest perception, you can always roll some of the cost into the nightly rate instead.

Hey @Jamie Lynge, welcome to the investing world! Northwest Arkansas has a lot going for it—strong job growth, solid demand, and a mix of rental opportunities. Whether to build on your lots now or wait depends on a few things: construction costs, rental demand, and your financing options. If numbers make sense and you can lock in favorable costs, building could be a great move. But if costs are high or demand is uncertain, holding onto the land while monitoring the market might be the better play. If you ever want to compare notes on nearby markets, I’m in Branson, which has been great for both STRs and LTRs. Wishing you the best on that first deal!

Hi @Kylie A., when looking at small towns, focus on markets with strong rental demand—whether from visitors, local workers, or a growing economy. Financing can be trickier in smaller markets, so work with an investor-friendly agent and lender who know the area. Might be a bit biased, but Branson is a great example of a small-town market where both STRs and LTRs can be successful. Tourism keeps short-term rentals booked, while long-term rentals offer solid returns at a lower price point with steady demand. If Branson’s on your radar, happy to chat!

Stocking your Airbnb is an opportunity to create a standout guest experience. Start with durable, high-quality basics: plush towels, soft linens, and a fully stocked kitchen with sharp knives, pans, and essentials like oil and spices. Add thoughtful touches like a Keurig or French press, USB chargers, and local travel guides. When it comes to stocking your STR with essentials, balance is key. Providing a starter supply of items like laundry detergent, dryer sheets, and toiletries is common practice and works well for short stays. For longer stays, you can set expectations in your listing by clarifying that guests are responsible for restocking once the provided items are used up. If you'd like to offer more flexibility, consider keeping extra supplies in a locked closet and making them available upon request. Feel free to message me and I can send you my tried and tested list.