All Forum Posts by: Scott Nachitilo

We are a few months into our 3rd year with our 4 bed (12 person) STR in Pigeon Forge, TN. I wanted to share some of the things we have learned that we wish we knew early on when starting our STR journey that could help anyone in the early stages.

And being that I am only in my 3rd year of this, I know I'm not an expert. So any comments from seasoned STR hosts and investors are welcome! I'm happy to edit this post with any suggestions or comments on things people may disagree with.

A lot of this info consists of things I have learned from reading and engaging with the amazing people in this forum. So the fact that you’re here already gives you a leg up! Keep reading and engaging in the forums as this industry is ever evolving and there is always something to learn!

Before Buying the Property

Analyzing Deals
1. Use multiple methods to analyze revenue: Many will tell you to use the enemy method and go through AirBnB and VRBO listings to find pricing and occupancy of comparable listings to estimate revenue. This is a great method, but should be combined with other methods to get a better picture. Analyzing just from the listings can be difficult since booked days won't show pricing and because pricing software formulas are complex and daily prices are constantly changing. The method that has worked best for me is using a pricing software (I use PriceLabs but other comparable softwares are just as good). Most have a Market Analysis tool that will sort through listings in a specific area and give you yearly numbers for occupancy, average rate, total revenue, etc.
2. Only use VERY SIMILAR properties for comps: Properties you're using for comps should be almost identical to the property you’re analyzing. Not necessarily in layout, but location, views, amenities, # of beds/baths and square footage should be very very similar if you are using it as a comp. Something as simple as having an amenity like a grill/hot tub/pool table or a gathering area like a nice porch, fire pit, etc can make a HUGE difference in revenue. If you cannot have one of those things, never comp to a property that does.
3. Prepare for lower revenue in years 1 and 2: This is something many don’t prepare for. It takes time to gain traction on booking platforms and more importantly it takes a few years for you to master your pricing strategy. Plan for approximately 20% less revenue than anticipated year 1, and about 10% less year 2. With proper management and pricing you should reach optimal revenue around year 3.
Visit the area before making offers:
1. Online research can only do so much. For the amount of money you will be spending on this type of investment, the cost to drive/fly to and stay in the area for a long weekend is absolutely worth it.
2. Pay attention to where the big attractions are: Locate all the things that will drive tourism to the area. Find areas that would be desirable for a guest to stay. You want to get a feel for traveling around the area, areas directly around attractions can be loud and hectic and it's often ideal to find a quiet area with an easy drive to the attractions, without being too far from the fun.
Build your team BEFORE finalizing a deal on a property:
1. Contractor/Handyman: Home inspectors are not perfect and can often miss things or underestimate issues. Having a good contractor/handyman walk through the property and provide estimates for work to be done before closing will help you immensely.
2. Cleaner: This is a pretty obvious one but have a cleaner picked out before you close. You can look through companies in the area on google or use a cleaning platform like Turno to do this.

After/During Closing

Stay in your property before renting it out to guests:
1. Walking through the property during closing and getting pictures/videos from handymen/inspectors is not enough. They aren’t trained in hospitality and won’t pick up on little nuances about the property. Even during a short stay you will notice a lot of things that will annoy guests or that could improve their stay.
Fix EVERYTHING that could be an issue in the first 6 months before opening to guests
1. Get this all taken care of before opening it up to guests. Trying to fix things as they come up in the first months will be a nightmare and will lead to bad reviews. Be proactive, it will save you money and stress.
Setup your listing on the platforms
1. Optimizing your listing could be a whole post in itself but i’ll give a few tips here.
2. Spend the money for immaculate photos from a professional photographer: Trust me, it's well worth it.
3. Make a great, eye catching title: Mention your best amenities, and if it's close to an important attraction, mention it in the title. This along with your top photo is what will get someone to stop and click on your listing.
4. Keep descriptions short, but informative: Most people won’t read through the whole description. Make a detailed bulleted list of amenities, proximity to big attractions, and important info about the property.
Get your pricing software and management software setup
1. Pricing software: Don't try and do pricing yourself. The Value of a pricing software FAR exceeds the monthly cost. A good pricing software knows all the events in the area that drive tourism and will optimize your revenue much better and with much less effort than on your own.
2. Management software: If you’re self managing you will want a management software. It gives you a place with organized combined calendars and allows you to set-up automated messaging. I’ll talk about messaging specifics in the next section.

Operating your STR

Communicate early and often with guests
1. New booking message: Setup an automated message to go out to the guest immediately upon booking. Explain important details about the cabin here and be sure to let them know you are always available for questions.
2. Pre Check-In message: Many guests book out months in advance. It is nice to get a brief message the day before check-in to remind them of the check-in process.
3. Day 1 message: Some send this message the night of check-in, I prefer early the following day in case they are checking-in late but either is fine. Ask them how their stay is going and if there is anything they need. This is the first step in securing a good review. Many guests will choose not to mention any issues or reach out during their stay but then are quick to write a bad review when they check-out. Sending this message gives them a chance to mention any issues so you can get ahead of them and address them promptly.
4. Check-Out message: Send this early-ish on the day before check-out. Include all your check-out instructions here. Keep your check-out instructions short and simple. There is nothing a guest hates more than lengthy and needy check-out instructions. Don’t hire a cleaner that asks you to have guests do laundry, dishes, etc. before their check-out.
5. Review Request: This message is extremely important. Make sure it gets to them before the booking platforms send out their prompts for reviews (typically around 2pm the day of check-out for AirBnB). Make sure you say somewhere in this message that you will be leaving them a 5-STAR review. This sets the standard for them that 5-stars is the expectation. Many guests don’t understand this and think 4-stars is still a good review, but the platforms treat 4-stars as a fail.
Have several handy-men/trade specific contractor contacts for when issues arise, and make sure you have someone available on weekends
1. You will run into surprises at inopportune times. You need to have multiple people you can reach out to for simple fixes, plumbing, electrical, hot tub specific problems, etc. and guests expect quick responses. If one of your contractors is busy, you need to have options. And not all contractors work on weekends, you need to make sure you have options for weekend problems.
Optimize your pricing
1. Start low, and increase with high occupancy: Occupancy is the key early on. You do not want to price too aggressively and not get enough guests in the property, start low and increase your price when occupancy is low.
2. Fine-tune pricing with manual overrides: Pricing softwares are awesome, but they are not perfect. You cannot just sit back and let the pricing software run the show, especially in quieter months. As you start to notice trends you will need to modify pricing during specific times to optimize your occupancy. I check my pricing and assess future dates every week. This is especially important in year 2 once you have a whole year of data to go off of. Get ahead of the quiet months and discount aggressively to try and fill up your calendar. Again, occupancy is the goal.
3. Find future occupancy rates that work FOR YOU: The pricing softwares will provide future occupancy metrics (% booked for next 7, 14, 30, 60, 90 days). There are a million Youtube gurus who will give you specific goals for these. Don’t listen to them. Find the numbers that work for you. And when you don’t have a year or 2 of statistics to use for analysis, use the booking lead times (how far in advance guests book) of successful listings in the area (you can find this on the Market analysis tools on your pricing software). For me, I have found that being aggressive on these metrics is the best path for our property, but booking lead time is market specific. For my property, especially in quiet months, I like to aim to book the majority of a month 30 days in advance. Increasing my booking lead times led to massive gains in revenue in my 2nd and 3rd years.
Hold your cleaner(s) to a high standard:
1. Most people don’t find their long time cleaner on the first try. There's a good chance you will have to fire cleaners at some point. Communication is my #1 priority with a cleaner. If they aren't notifying you of damage or problems with the property as soon as they get there to do their initial walk-through, find another cleaner. If they are combative any time a guest has a complaint about the condition of the property, or if you receive multiple complaints in a short time period, find another cleaner. There are a lot of fantastic cleaners out there, but you won't always find them on your first try.

Thanks for sharing this, Brandon; super insightful!

Totally agree with your points on starting low with pricing and increasing with occupancy, it does made a big difference. Also couldn’t agree more on staying at your own property before hosting. We caught so many little things that way!

I’d add: don’t underestimate the power of great Wi-Fi and clear signage/instructions inside the house. It's the little comforts and clarity that guests remember (and review).

I truly appreciate the transparency in your journey. It's really helpful for those still early in the game!

3 Votes

Quote from @Sami Gren:

Hi, I’m screening a tenant through SmartMove/TransUnion, and everything came back as expected, except the eviction report is still pending. I called and was told it won’t be available until April 3rd. Has anyone else experienced this before? Does this usually indicate that there might be something concerning in the report?

A pending eviction report on SmartMove/TransUnion often occurs due to manual verification (e.g., common names, non-digitized court records), court backlogs, recent/unresolved cases, or technical delays; it doesn’t inherently signal a red flag. While waiting (do not approve the tenant prematurely), review other screening criteria (credit, income, references) and communicate the delay to the applicant, asking if they’re aware of past evictions. Most pending reports are resolved without issues, but proceed cautiously: if the report later reveals an eviction, evaluate its context (timing, reason, applicant’s explanation) to make a fair, compliant decision. Always prioritize due diligence to avoid risks.

0 Votes

Screening commercial tenants individually is reasonable, especially since their personal financial responsibility can reflect on their business's stability. To do background checks, get their permission first to use services like Zillow. These checks will look into their credit history, criminal records, and past evictions. People who often pay late or have a lot of debt might be risky tenants. Make sure to follow the Fair Credit Reporting Act (FCRA) rules and treat everyone the same to avoid discrimination. Besides personal checks, also look into business details. Check if the business is registered, ask for bank statements, and talk to past landlords for references. A good lease agreement is also key. Make sure it clearly states the payment terms, what happens if they miss payments and the need for a security deposit. This can help protect you from risks. Also, it's wise to talk to a real estate lawyer to ensure your process abides by local laws.

1 Vote

To address tenant concerns while maintaining lawn health, consult your lawn care provider about eco-friendly or low-chemical alternatives (e.g., organic fertilizers, spot treatments) for the remaining prepaid services to minimize chemical exposure. Offer flexibility, such as scheduling treatments when tenants are away or reducing application frequency. If alternatives aren’t viable, propose a compromise: honor the prepaid plan but transition to tenant-managed, non-chemical upkeep post-contract, with clear guidelines to avoid future disputes. Document agreements in writing and emphasize shared goals (health and property care) to maintain rapport. This helps you balance empathy, financial practicality, and property maintenance. Hope this helps you, Good Luck!

0 Votes

Yes, a month-to-month lease does offer landlords advantages such as flexibility to adjust rent with proper notice (e.g., 30-90 days depending on Oregon law), the ability to reclaim the property quickly for renovations or sale, and leveraging seasonal demand (Central Oregon’s summer market could justify higher rates). However, to offset vacancy risks, charge a 10-20% premium for month-to-month terms, this compensates for uncertainty while letting tenants pay for their flexibility.

Alternatively, propose a 6-month lease as a middle ground, aligning the next renewal with spring/summer 2025 for easier re-renting. Include a clause requiring 60+ days’ notice if they leave in winter, giving you time to market the property.

Finally, weigh tenant quality: reliable renters on month-to-month may be worth retaining (avoiding turnover costs), but if they’re high-maintenance, a fixed-term lease provides stability. Look into the ups and downs of the local rental market to determine, if your area still remains to be highly competitive, the threat is relatively insignificant.

1 Vote

Bend, Oregon

Quote from @Katrin Hoppe:

I hope someone in this community can help. I live in my primary residence with a mortgage and residential insurance. Since I house hack I want to get an additional landlord (or umbrella?) insurance. This is a challenge, as insurances either are residential or landlord only. How can I can get a landlord insurance on top of my residential insurance for my house hack? Thanks!

Here’s a structured solution to your insurance challenge for house hacking:

1. Understand the Insurance Gaps

Residential insurance covers owner-occupied homes but often excludes tenant-related risks (e.g., rental liability, tenant damage).
Landlord insurance covers rental properties but assumes the owner doesn’t live there.
Your need: Hybrid coverage for a property that’s both your primary residence and a rental.

2. Solutions to Combine Coverage

Option 1: Add a "Rental Unit Endorsement" to Your Existing Policy
- Many insurers (e.g., State Farm, Allstate) let you add a landlord rider to your homeowner's policy.
- Covers tenant-related risks (liability, lost rent) for the rented portion of your home.
- Cost: Typically $20–$50/month extra.
Option 2: Switch to a "Landlord Policy for Owner-Occupied Properties"
- Some insurers (e.g., Farmers, Liberty Mutual) offer specialized policies for live-in landlords.
- Covers both your personal belongings and rental units under one policy.
Option 3: Buy Separate Landlord Insurance
- Keep your residential policy for your living space and buy landlord insurance only for the rented area.
- Key: Clearly define the rental unit (e.g., basement, ADU) to avoid overlapping coverage.
Option 4: Umbrella Insurance (Supplemental)
- Adds liability coverage beyond standard policies (e.g., $1M+).
- Does not replace landlord/residential insurance but adds peace of mind for lawsuits.

3. Steps to Implement

Contact Your Current Insurer: Ask about endorsements for "roommate rentals" or "owner-occupied landlord policies".
Shop Specialty Insurers: Companies like Steadily or Proper Insurance cater to house hackers.
Disclose Rental Activity: Hiding tenants could void claims, so be transparent about your setup.
Compare Costs: Hybrid policies often cost 10–30% more than standard residential insurance.

4. Example Coverage Setup

Primary Policy: Modified homeowners insurance with a rental endorsement.
Supplemental: Umbrella policy ($1–2M) for added liability.
Monthly Cost: ~$150–$250 total (vs. $100–$150 for standard residential).

House hacking requires customized coverage, don’t assume standard policies will suffice. Focus on insurers familiar with mixed-use properties, and prioritize liability protection for tenant interactions. If stuck, work with an independent insurance agent who specializes in rental properties.

1 Vote

Hiring one-time legal help, just this once, to write the month-to-month lease addendum would be a good choice for compliance and clarity, with an added rent increase. Look into local or affordable servers in real estate who work with landlord-tenant law. Online services such as LegalZoom or Rocket Lawyer might provide customizable legal documents that are reviewed by a lawyer. This approach won't just provide you peace of mind but also maintain your independence as a landlord.

0 Votes

Dallas, Texas

Quote from @Nate Williams:

When looking at the Airbnb and Furnished Finder MTRs in my area, it looks as if the smaller "tiny homes" or even small ADUs for around $800-$1200 a month were the most booked up. Average long term rent in my market is $1100. I have a tiny home that I rehabbed into a 1BR/1BA some years ago. Does anyone have experience renting one out as an MTR?

Renting your tiny home as a medium-term rental (MTR) is a promising strategy, given the high demand for smaller, affordable units in your area. Target travel nurses, contractors, and relocating professionals via platforms like Furnished Finder (ideal for medical staff) and Airbnb (set 28+ day stays). Price competitively between $1,000–$1,300/month, slightly above long-term rates, and include utilities/Wi-Fi to justify the premium. Highlight your tiny home’s efficiency, modern amenities, and proximity to hospitals or business hubs in listings.

Legally, verify local zoning laws for ADUs/short-term rentals and secure proper insurance (e.g., short-term rental coverage). Automate check-ins with smart locks and partner with a cleaner for turnovers. Screen tenants rigorously; confirm employment or rental history to reduce risks.

As for your query, Yes, many hosts report that MTRs can outperform long-term rentals in revenue due to higher rates and tax benefits, though a turnover effort is greater. Start with a 3–6 month trial on Furnished Finder and Airbnb, adjusting pricing based on demand. Tiny homes often attract minimalist-minded renters willing to pay a premium for cozy, low-maintenance spaces, making this a viable niche in your market.

0 Votes

Quote from @Ryan Brown:

Hey everyone, this post is going to be a little long so please bear with me since I’m in dire need of advice and assistance.

When this section 8 tenant initially signed the lease, it was him and his daughter for a 2 bedroom apartment. After a year has passed, the daughter was taken off the new lease so now it is just one person living in a two bedroom apartment. For the past month, he has gotten into it(verbal) with another tenant, he has been blasting music all hours of the night, forcing me to have to speak to him and telling him not to blast music because it’s disturbing the other tenants. He continued to do it for several nights, but lately he has stopped.

The other day, the daughter who was taken off of the lease, was yelling at the father outside of his apartment, cursing and threatening him. Several cops came and arrested the daughter. This was loud enough for the other tenants to hear which made them feel uncomfortable because the environment now feels hostile and unsafe.

Unfortunately, all this started happening when I renewed the lease, which means this tenant is going to be here for the next 11 months and I am obviously not renewing it.

My other tenants are very concerned for their safety and I’m seeing on the cameras that this section 8 tenant is having people over every single day. I can almost guarantee that he has at least 3 other people living with him who are not on the lease.

I never did an eviction before, but when his lease is up, should I send them the 90 day lease non-renewal letter and see what the tenant does? Do I have grounds to evict this tenant once the lease is up? I really don’t want this person in my property anymore. Can the experts that know the New York City law please chime in. I am looking forward to everyone’s reply!

In NYC, eviction for cause requires proper documentation. As you have mentioned about unauthorized occupants, then that's a clear lease violation. You just need to gather evidence, such as camera footage of unauthorized people. Also, the prior noise complaints and the police incident can be your grounds for eviction based on nuisance.

You just need to serve appropriate notice of lease violation and start eviction proceedings now for breach of lease terms instead of waiting for the lease to end.

Also, since it's Section 8 tenant, you might need to inform the housing authority about the violations. And consult a lawyer to ensure you follow all steps correctly, as eviction laws are strict, especially with Section 8 tenants.

0 Votes

New York City, New York

@Som Jafari

I’m really sorry that you’re going through this stressful situation, it sounds incredibly frustrating.

Here are some compassionate, step-by-step approaches which will help you resolve this while staying compliant with tenant and insurance laws:

1. Prioritize Communication with Your Tenants

Why: They’re directly affected, and maintaining trust is essential to prevent disputes.

How:

Sincerely apologize and keep them informed about the steps you’re taking (even if progress is slow).
Consider offering additional compensation (like another rent reduction, covering temporary shower solutions, or a gym membership for shower access).
Document everything in writing to show your good-faith efforts, this can protect you legally if tensions rise.

2. Push the Insurance Company

Why: Insurers often delay claims, but consistent pressure can prompt action.

How:

Call daily and request to speak with a supervisor or claims manager. Use terms like “urgent habitability issue” and “potential legal exposure.”
Send a formal demand letter via certified mail, informing them of a deadline (like 48–72 hours) to respond.
If they continue to stall, file a complaint with your state’s Department of Insurance. Regulators can look into delays and bad faith practices.

3. Consider Temporary Repairs (If Possible)

Why: A prolonged lack of a shower may violate “warranty of habitability” laws in your state, which could lead to tenant lawsuits or lease breaks.

How:

Ask your plumber if a temporary fix (like sealing pipes or installing a portable shower) is possible while waiting on insurance.
Keep thorough documentation and save receipts. If insurance denies coverage later, consult a lawyer about recovering costs.

4. Understand Your Legal Obligations

Why: Tenants may have the right to withhold rent, repair-and-deduct, or terminate their lease if repairs aren’t made promptly.

How:

Review local laws for habitability timelines (for example, in California, landlords have 30 days for major repairs).
If repairs exceed legal deadlines, consider offering a lease termination option to avoid claims of “constructive eviction.”

5. Consult a Professional

Why: Insurance disputes and tenant issues can escalate quickly without expert help.

How:

Engage a public adjuster to represent your claim with the insurance company.
Consult a landlord-tenant attorney to ensure you’re fulfilling your legal responsibilities and to discuss the possibility of suing the insurer for bad faith.

6. Prepare for the Worst-Case Scenario

If the insurance process continues to be delayed:

Take the initiative to make permanent repairs yourself to prevent further disputes with tenants.
Utilize the demand letter and your complaint history to pursue reimbursement from the insurer later on.

This situation is challenging, but finding a balance between understanding your tenants' needs and taking decisive action with the insurer will help you manage it. Keep thorough records of all interactions, as they will be essential if legal complications arise. Stay strong, and don’t hesitate to reach out to professionals for support.

0 Votes

San Diego, California

All Forum Posts by: Scott Nachitilo

Scott Nachitilo has started 1 posts and replied 23 times.

Post: Lessons learned in first 2 years of owning our first STR

Post: Smart move pending on eviction report

Post: Screening for commercial tenants

Post: Tenant wants us to stop lawn treatments - asking for advice

Post: Any benefit to month-to-month lease for landlord?

Post: Landlord insurance for house hacking

1. Understand the Insurance Gaps

2. Solutions to Combine Coverage

3. Steps to Implement

4. Example Coverage Setup

Post: Lease renewal time for tenant

Post: Do cheaper tiny homes do better?

Post: I want to remove this tenant? Please help

Post: Insurance Stalling on Plumbing Repairs – Tenants Without a Shower for a Month.