If you're walking distance to the beach, having one of your first few photos be a drone shot of the ocean with an arrow pointing out your spot would be helpful.-- Again, I'm not in your market, but we have some nice Airbnb markets here in Colorado and $120k gross is a pretty good revenue for most areas.

I've bought and sold, been burned in a blue state during the pandemic.

-Transit proximity premium: Direct connection to the Lynx Blue Line increases desirability for renters seeking car-free living.

The federal guidelines, and they are only guidelines, not rules or laws, are 2 heartbeats per bedroom.But, you are in a BLUE state and tenants can walk all over landlords there so who knows what laws really apply and how much it will cost you to have those laws enforced.

Nowadays-  those lots are hard to find for $100-150K and shovel ready (those with utilities in place) can often ask $250K+ in prime areas with ocean views or access and they are increasingly few and far between and sell FAST - because they are worth at least a bitcoin or two..There are a lot of drivers of PNW coastal appreciation including; societal and environmental refuge and retreat,  generational wealth transfer, demand growth, invest-ability and maybe most importantly - location.

I recently finished a beta version of a small multifamily deal analyzer (1–5 units) that I thought this community might find useful.The focus was on making it simple and dynamic:- All assumptions go into the blue input cells.- Returns like IRR, cash-on-cash ROI, and equity multiple update instantly.- No need to adjust formulas — it’s plug-and-play.I’m currently sharing the lite version with a handful of investors to get feedback before rolling out the full release.If you’d like to test it out (and help me refine it by providing feedback), feel free to reply here or message me directly.Question for the group: What features do you find most important in a deal analyzer?

@Andy Gonzales seeing you are in poway you will be familiar with the location, last year I added a half bathroom out of existing space in a little unit in mission beach 4 houses from the ocean boardwalk.  

,(ARV).You enter the Blue Numbers only, the rest are calculated.

Vs NOT local, is an absolute ocean of talent to draw from. 

I have a linkden but again only check it once in a blue moon .