Tenants do not require fancy wall finishes, or solid surface counter tops, or top of the line  “anything” to be quite honest.  

Does it have the take your shoes off and rest a while enjoying the fancy rolls of TP you never splurge on at home?  

I mainly work with second-home owners, out-of-town investors, and people looking to sell properties that have STR potential.Lately, I’ve been leaning into direct mail to build listing relationships — not for acquisitions, but just good old-fashioned sales prospecting.Here’s what I’m doing:•Targeting expired listings and absentee owners (in-state only for now)•Sending personalized letters printed at home — no fancy mail house, just sweat equity•Keeping it honest and simple — offering market updates, home evals, or just checking in if they’re still considering sellingI’m curious — are any other agents here using mail in 2025?

Another rule of thumb would be 1% to 3% of the property’s value per year, with a floor of at least $3,000.Keep in mind that this would be for routine maintenance only.

FSBO also means the buyers agent will have to do more work as you don't have access to or the support of an office and the "usual" forms that they will want to use to ensure they stay in compliance with the local MLS and Realtor assoc.we had this experience when a buyer brought their commercial RE agent as their rep and was basically clueless of the usual routines, forms, and bench marks.

, it's definitely not fancy and lacks typical 'party' amenities like hot tubs or game rooms.

Here in PA. its a long drawn out Judicial process, routinely taking at least a year, sometimes much longer. 

I want something more fancy🤣😂Quote from @Walter C.: For me, it's property management.

You still get appreciation, cash flow, and tax benefits—without the upfront renovation capital or time commitment.LLC & Trust Setup – Keep It Simple but Smart:Here’s what many cost-conscious investors do:One umbrella LLC to start (especially if you're self-managing or using one PM across markets)Gradually separate LLCs per market or cluster as portfolio growsUse a land trust for privacy, if needed, with the LLC as beneficiaryFile taxes through SMLLCs (single-member LLCs) or partnerships to avoid double-taxationConsider a holding company if you're scaling aggressively or investing with othersAlways worth running past a CPA or attorney—but the goal is simple, not fancy, and optimized for tax and liability.You're at a powerful crossroads—you’ve built the foundation, now it’s just about picking the right vehicle to accelerate growth.

If guests are staying 3-6 months on average - adding it in as part of your cleaning routine may be the easiest way to do it.