For example, we couldn’t replace the windows with anything other than wood frame windows??

The best returns historically have come from places that didn’t chase mass tourism but instead grew deliberately with eco lodging, seasonal cabins, guide based recreation, and second home buyers who want privacy and access over nightlife.For certain investors and operators, especially those comfortable working with rural communities rather than against them, Mackay looks less like a dead end and more like a place where the fundamentals are intact and the price still reflects yesterday’s assumptions.That is exactly the window I am interested in

Great easy networking for getting more deals also.  

Buyer did windows, roof, hvac, the works.

The problem is I usually end up forgetting to send important documentation until the last minute (like sending new tenants a list of what utilities to turn on, or a move-out checklist) and often end up having to manually print out a lot of paperwork and bring it along with me to appointments.

Also, don’t forget you will increase your rents in year 2, year 3, year 4, etc.

The attic does have its own staircase entrance and windows in compliance but I believe it requires either a fire escape or sprinklers to offset the 2nd egress, and I think this is where it can get costly and would raise the question if its worth the hassle. 

When the HML loan comes due, profits sail out the window if you are still working on it or the market has changed.Having a REALISTIC timeline and then add in grace to take care of unexpected issues which almost always come up can avoid those expensive lessons.

I’m not chasing appreciation or BRRR hype — just looking for properties that work today and still make sense 10–20 years out.My capital stack:~$90k available for down payment + closing + initial reservesFinancing: conventional / FHA / DSCR (open to all)Goal: cash flow ≥ $200–400/month per door after all expensesI’m not looking for “get rich quick” or BRRR hype — just steady, boring, dependable cash flow that survives recessions.Appreciate any real-world experience 🙏Thanks!

If a tenant has to move for a job or for getting married, or to take care of their mother etc - they will.