If you want to maximize profit, you need to be both an excellent marketer to promote and attract guests to your property (both new and returned) and have a great hospitality service experience: know when to reward guests, when to accommodate, when to stand firm on your ground, all of them require the operator to be nothing less than outstanding.A quick rule of thumb, assuming average operator, you should run your number using the following calculation: For starter, assuming 60-70% occupancy rate, once established, you can assume 80-90% occupancy rate. 

Moving from SF Bay area to sac and gold country has been a thing since the 80s  just fyi.. and as long as you have prices at 2 to 5 mil in cupertino and the penninsula etc etc and 1 mil still buys a nice home in Sac that wont change anytime soon if ever 

I have an airbnb and manage another clients airbnb and likely will switch at least one back to LTR end of this summer. 

Welcome to BP Anthony and good luck investing!

We are at almost a 2 month delay now, originally they offered a quit claim deed which I turned down, and now they are offering a warranty deed.What kind of risks are there to close with a warranty deed?

There are 30 acres that I own and I'm looking to potentially partner with a developer who's done it before. 

I've rented out rooms short, medium and long-term and done Airbnb.

Buy the nicest house you can for the least amount of money you can.The lower the rent, the higher the demand.Back into it....how much is average household income, take 30-40% of that and that is rent.Stay at that number or less.So I would say 3bed/2bath/ at least 1 car garage and preferably 2, $300K or less.Sherman is a good place to look...about 45 minutes north of McKinney with lots of demand drivers.Don't get tempted to buy new construction. 

You should graciously accept her offer to help, encourage her if she wants to jump into something like this full time (she might just be trying it out with you), let her use whatever she helped you with as part of her portfolio starting out, and if she's amenable to it give out her contact info to others looking for the same service and offer to be an excellent reference. 

And so on.