That's a blip in the grand scheme of things.

GRAND!

You are going to struggle with the rent-by-room strategy without an adequate number of bathrooms. 

Turn key is doable here, you just have to hunt for it, casa grande has the best price to rent ratios, I’ve helped several clients buy places there and I also manage them for them, so I guess that’s kinda a turn key service. 

Here are a few brainstorming ideas:Outdoor LivingMust have potential for high-impact features like fire pits, hot tubs, dining areas, or outdoor games to significantly boost appeal.Views & ProximityProperties with desirable views or close proximity to water, nature, or main attractions offer an enhanced guest experience.Premium Interior FeaturesPotential for dedicated game rooms, high-speed Wi-Fi, or comfortable dedicated workspaces to cater to diverse guest needs.Easy ParkingAdequate and convenient parking for the expected guest group size is critical for convenience and securing 5-star reviews.Garage to Game Room ConversionIf driveway parking is plentiful, converting a garage into a functional game room or extra living space offers amazing added value.Noise & Light AbatementEnsuring quiet enjoyment of the property through noise reduction measures enhances guest comfort and prevents issues with neighbors.

You don't need to hit a grand slam in your first at bat in order to play the game. 

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Has anyone ever used padsplit as an out of state investor ? Currently I have not used it myself but it seems like an interesting and creative way to increase cash flow vs the traditional rental. I'm just curious as I ...

Don’t forget the $10k damages clauseThis honestly saves you here.If they continue smoking and you later decide not to renew, you are contractually covered for the cost of remediation, and odor removal is expensive:Ozone treatmentsKilz sealing every wall/ceilingRepaintingCleaning ductsReplacing blinds, fixtures, sometimes carpet/flooringTen grand goes fast.Bring this up gently, not as a threat, but as a real cost they will be responsible for if the smoking continues.6.

I'm an out-of-state investor exploring short-term rental opportunities in Northeast Oklahoma, specifically around the Grand Lake/Eucha area.