When told of the acceptance, Lo Ball immediately withdrew the offer, explaining that anyone who accepted an offer that low had to be hiding something very negative!

Make improvements to the property and eliminate all buyer objections to achieve the highest retail price if you sell. 

Scope of improvements included:Full interior updates: new flooring, interior paint, lighting, granite countertops, and updated appliancesAddition of high-demand short-term rental amenities: game rooms, custom bunk beds, hot tubs, swimming pools, and putting greensProfessional interior design and full furnishing to optimize guest experience and nightly ratesThese improvements were executed with the objective of maximizing long-term performance, increasing appraised value, and creating differentiated offerings within the Hot Springs vacation rental market.Refinance & Financial PerformanceUpon completion of renovations, we partnered with a local commercial lender to refinance the portfolio.Combined appraised value (ARV): $2,601,000Approved loan amount: $2,200,000 (cash-out refinance)After retiring the hard money loan, the transaction resulted in a net cash return of $300,470.51, which represents $118,181.09 more than our original down payment—effectively removing all invested capital from the project.TimelineThe full cycle—from acquisition through renovation and refinance—was completed in 174 days.OutcomeThe result is a portfolio of three fully renovated, amenity-rich lakefront properties, each now positioned to perform as premium short-term rentals with strong long-term appreciation potential.

Get rid of all buyer objections to the property for maximum retail sale possibilities.After completion and living in the property (you can improve you cash flow by renting out areas if that is and option) you can choose your exit plan of either renting, refinancing, selling and go do it again. 

One of many questions I have is..... in this higher interest rate environment, with objectives similar to ours, how low of a COC do experienced investors go to make deals?      

Specifically, you need to determine what risks / work you are comfortable taking on to achieve your objective. 

Some key things to focus on:How depreciation worksWhat counts as deductible expensesHow interest, repairs, and rehab are treatedHow refinancing can give you tax-free moneyAs for FasterFreedom, they’re popular and helpful for beginners, but it’s always smart to cross-check what you hear with objective sources.If you want more structured guidance, I can point you to free, easy-to-follow resources that break down real estate taxes in a way that's easier to understand.

I’m curious from both sides:What do you wish a property manager explained clearly during onboarding?

There are a lot of "shiny objects" in real estate.

Do I have the instincts to overcome every objects, no.