All Forum Posts by: Luke Carl

@Mike Carroll Doesn’t need the be a beach. Listen to BP podcast #364 and you’ll find the answers.

@Collin H. @Avery Carl

Warren Buffet and Lucas Carl. Omaha Nebraska’s pride and joy.

@Joseph Cacciapaglia off topic. Perhaps start a new thread on that subject. :) 

YOUR ENEMY: To be found on AirBnB with the following qualifications... 

1. MUST be Stelf-Managed. If they're using a PM they are NOT competition. In order to make sure.... click on their picture and open up their profile. If they're managing 47 properties... They are not self managing and they do not qualify as an Enemy. NOTE! Many PMs will use a profile picture from a happy couple to make it look like the property is self managed. 

2. Must be close to your property.
Will depend on the market. Could be anything from one block to 100 miles. 

3. Must have a LOT of reviews. 
100+ reviews is ideal. Thats how you know they're good at their job and they've been around for a while. 

4. Must have same square feet and sleeping capacity. 
Number of bedrooms is not as important as sleeping capacity 

There is no exception to Rule #1
If necessary, you can make exceptions to rules 2 through 4. 

Find your Enemy, (2 Enemies would be ideal but not necessary).... go to their listing as if you are a guest... Click around and find out what they're charging. Spend some time obsessing and you can pretty quickly estimate how much money you can make if you manage the property properly. 

Your Enemy can also be used for: 
Price Per Night
Housekeeping Fee 
Minimum night stay
Extra fee per guest over X number of guests 
Pet friendly?
House Rules 
Etc.

The moral of the story is... Find someone who is very good at what you want to be doing, and learn from them. 

This is the STR version of seeing what similar properties rent for on ZIllow.

@Mike Carroll You most certainly need to determine what this property will rent for before you buy it. 

Use The Enemy Method

Julie nailed it as always. I allow one nighters to fill in gaps. My minimum night stay is 2. I use the “rule sets.” Logistically it’s no problem and my housekeeper appreciates the work.  

I sent pics and a few messages and eventually the guest replied and admitted. I filed a resolution for $200. They can decline the resolution and still leave a bad review. So I could end up with a busted down door AND a bad review. That’s AirBnB for you. We have to be smarter than them. And as uncle Paul says..... mind readers.

I can’t get one vote on the OP??  😂

Policy: NO last minute one nighter with more than X (depends on property) people.

Broke my rule due to current situation.

Ended up with a door busted down.

No big deal hell I just replaced a door at another property last week all it takes is a phone call. BUT I should have known better.

“Hey.... we’re still here acting like we care if you want to give us what’s left of your money” 

@Ken Latchers Also never heard of it. I might be 13 years old but “PMS software” makes me laugh