This seems very high for casual dining segment and my worry is, at the end of 10 years, either the tenant will leave or renegotiate the rent.

It reminds me of a huge puzzle spread across a dining room table for years—one you can’t quite walk away from because the challenge and curiosity are always there.

And while open layouts encourage social interaction, they also amplify noise, light, and activity spillover.Here’s where open plans can backfire:Early risers wake the entire houseLate-night conversations carry into sleeping areasKitchen cleanup noise disrupts guests relaxing in the living areaNo separation between kids’ activity and adult downtimePrivacy becomes a real issue — especially in 3+ bedroom properties.That said, open floor plans can absolutely work when designed intentionally.High-performing STRs often balance openness with subtle zoning:Defined dining area separate from main loungeBedrooms positioned away from the primary gathering spacePartial dividers, ceiling changes, or layout shifts that create “psychological separation” without wallsAnother factor investors overlook is lighting control.

Time table of eviction if necessary.

Murphy beds, wall mounted fold down tables/desks, multi-purpose furniture pieces (high/low coffee tables), space saving storage ideas, hidden TV's, combo washer/dryer units, there are a lot of innovative options these days.

The goal is to create a simple, efficient Airbnb or mid-term rental unit.Size:183" x 183" (about 15’3” x 15’3” / ~233 sq ft)Proposed Layout:Bathroom: about 5’ x 7’36"x36" showertoiletsmall vanityKitchenette wallsinkcompact fridgemicrowave~6 ft counterMain roomqueen bedsmall couchsmall table or deskMini split HVACThe plan is to keep it clean and simple to get it income-ready first, then potentially upgrade later.My goals for the project:• Launch an income-producing guest house• Keep the build cost efficient• Maintain flexibility for short-term or mid-term rentalA few questions for those who have done similar projects:Does this layout seem efficient for a ~230 sq ft studio, or would you change anything?

Most people think negotiation happens at the table, but a lot of it is actually determined before the conversation ever starts.

-For things like this, how much cash do you normally need to bring to the table percentage wise and what loans etc do I need to be looking in to?

Your experience with the ARB "kings" sounds a lot like what happened in our most recent protest hearing.The evidence that Comal Appraisal District provided to us contained a table of results from real-estate analytics websites containing five columns: Source, Website, Area, Quarter, and Cap Rate.

It starts with evaluation of the property, and what YOU bring to the table.