Rather than spending the extra money on fully replacing them we came across doing a refinishing kit for example epoxy style coatings. 

Great points, Jeff — and you’re right to highlight that the expense ratios are unusually efficient for a coastal STR.A couple of clarifications on the numbers:The current owner self-manages, which keeps cleaning and maintenance costs lower than a third-party STR manager would typically charge.Some of the repairs and CapEx were front-loaded in prior years (new flooring, appliances, and paint), so last year’s P&L reflects more of a stabilized-operations scenario.The utilities figure is accurate — it’s higher due to being master-metered for the property — but the other OPEX categories are slightly understated if you were to underwrite this as a fully managed, third-party operation.If I modeled it using a professional management assumption plus normalized reserves, the operating ratio trends closer to 48–50%, which aligns with what you mentioned for coastal STR multifamily.I appreciate you calling that out — it’s a great reminder of how much variance there can be between owner-operated and institutional-style expense reporting, especially in hybrid STR assets like this.Here's the owner's profit and loss statement for the exacts of the 2024 year.

If your subject (0.5 acres) looks more like the lower end of the lot sizes, value it against those.Only give premium value to land if the market clearly rewards it (rural, equestrian, estate-style, or where people actually shop by acreage).If all comps are bigger (0.75–1.25 acres), we mentally adjust down a bit, not a percentage, just enough to keep our ARV conservative.

Class C style tenant  What credit score are you expecting a target tenant to have?

STR and event-style buyers tend to respond well to deals with character, views, or flexible zoning.

While most banks won’t do a HELOC on a business-held property, there are ways investors access that equity without refinancing.Here are the main options to look into:Some lenders offer HELOC-style products specifically for LLC-held rentals.Look up: Commercial HELOC, Business Equity Line of Credit, or DSCR HELOC.Lenders to check: Kiavi, CoreVest, Lima One, Civic, Finance of America Commercial, and local credit unions.DSCR second Mortgage - This gives you cash-out without touching your 3% first mortgage.Ask lenders for: Business-Purpose Second or DSCR Second Mortgage.Because your property cash flows and your LLC is seasoned, you may qualify for a no-lien business LOC (Unsecured Business Line of Credit) through:Chase, BOA, PNC, BlueVine, Fundbox, or local business credit unions.A cross-collateral loan is another option. 

I like duplex for cashflow but i see townhome style duplex built in 1980s around 410k. 

Hosts who don’t get buried by amateur pricing and missed opportunities.On Friday 5th December at 12pm ET, the World Cup 2026 fixture draw goes live.And the moment those match pairings drop, hundreds of thousands of fans will jump online and start booking accommodation instantly.Most hosts don’t realise this.Most hosts will react after the surge begins.Most hosts will lose out on thousands they could have earned.If you don’t want to be one of them, here is your full, detailed, BiggerPockets-style breakdown of everything you must do before December 5th.These are the same steps professional operators take before massive global events — and they work.1.

Moreover, even if you can find a good mentor, their goals/priorities/style may not align with yours (in fact, there's a good chance they won't, especially since you're in the very early stages of figuring out what you want to do).Another issue: mentors typically expect something in exchange for their valuable time and expertise.

Quote from @Joshua Nichols: It sounds like you need the active style job/position in real estate with BRRRR, flipping, partnership and all.