Below are three specialty resort types every hospitality investor should understand before deploying capital.Golf Hotels & ResortsWhat defines them:A true golf resort includes an onsite, integrated golf course that is essential to the property’s identity.

My advice, if you have time, is to implement the subcontractor model and just hire out individually each component of the job.

Early conversations give you optionality without committing you to anything.As for timing the 5 year Treasury, even if it drifts lower over the next couple of months, the spread is often the larger and less flexible component.

A few quick recommendations:Confirm it qualifies as residential rental (27.5-year) and watch for any personal use issues.Be conservative on interior components (cabinets, sinks, related plumbing/electrical can get scrutiny).Lean into the amenities — hot tubs, saunas, exterior lighting, concrete pads, landscaping often drive solid 5- and 15-year allocations.Make sure renovation costs are well documented — invoice detail makes a big difference.Double-check placed-in-service date and bonus eligibility.Sampling doesn’t apply unless you’re dealing with a portfolio.When structured properly, STRs can sometimes outperform traditional long-term rentals due to amenities and upgrades — just don’t get overly aggressive on structural components.Hope that helps 👍

Use your steps, but what you are looking for are areas (micro-markets) that define all the similar properties (using your criteria). 

A few key points would be to have separate leases, one for the main tenant(s) and a clearly defined employment or housing agreement for the onsite manager.

Curious how others define success.

At this stage, I’m working on defining the right strategy and would really appreciate insights from those with experience: What type of properties are best to start with for a first flipWhich areas or ZIP codes in Jacksonville and surrounding areas are most suitable for beginnersWhat a realistic purchase price ceiling would be to avoid losses on a first dealFrom a financial standpoint, whether it’s better to use hard money financing or partner with an investor and split profits in order to gain experience and build a track record  I’d love to hear any advice, ideas, or lessons learned from your own experience.Of course, if anyone here is interested in partnering as a capital investor, or has potential opportunities, I’d be happy to connect privately. 

A newly originated note from an experienced lender that is fully underwritten to a defined buy box, complete with credit, income, assets, reserves, verified value, and conservative LTV, can be every bit as strong as a seasoned note, and in some cases stronger.

You are handing your reputation to a copywriter who doesn't understand your thesis or your investors.To break the cycle, you must flip the order:Founder-Led Strategy: Define your voice and ideal investor yourself.Prove It: Land the first few investors to validate the message.Delegate: Then hand the playbook to an agency to execute.If you can't explain why your marketing works, you don't own your business—you’re just renting your revenue.The Question: For those who have hired agencies in the past—was the biggest issue: a lack of leads, or that the content just didn't sound like you?