Property overview (high level): Stand-alone commercial buildingLarger and more functional interior layout than the prior locationFully built-out commercial kitchen (hood, suppression, bar, etc.)Adjacent outdoor patio space already set up for dining (big upside)Comes with all FF&E includedNo residential component — pure commercial use  Deal structure (seller carry): Purchase price written at $1.2M~$1.0M attributed to real estate~$200k attributed to FF&E (included in the sale) Seller financing on $900kBuyer cash in at closing: ~$275kInterest-only period initially (no balloon language currently in the contract)Target hold: 5 years, then refinance into a 25-year commercial loan  Business context: The restaurant historically did ~$950k/year in revenueWe are owner-operatorsConservative projections show the business can remain profitable even with slower $1k days mixed inGoal is consistency, margin cleanup, and NOI growth — not aggressive expansion  What I’m hoping to get feedback on: Does this structure make sense from a commercial real estate perspective?

It’s much cheaper to keep a tenant happy with a quiet, functional unit than it is to pay for a turnover because you prioritized fancy tile over solid HVAC.

Based on first-time investors we've funded the most important function outside of ensuring the numbers pencil is hiring a high-quality GC.

STRs are more regulated, LTRs are predictable but slow, and MTRs hit the sweet spot:-Steady cash flow without daily turnover-Professional tenants (corporates, nurses, relocations)-Flexibility for scalingThat said, it only works if you:-Know your tenant type-Furnish for function, not style-Price monthly, not nightlyFor those running MTRs: are you seeing the same benefits?

Cash flow is in the end a function of your down payment or leverage. 

What caused you to need QB rather than using Buildium's accounting functionality? 

What ultimately worked was removing a door and opening up one of the bedrooms so it functioned more like a living space — that allowed the property to be viewed as a standard single-family rental.

But in spite of the handful of drawbacks, the software is so good at its core functionality - bookkeeping and accounting for real estate - that there's simply no reason to use anything else. 

Princeton, on the other hand, functions more as a commuter hub within the Metroplex where residents travel to nearby cities for work.

Cosmetic upgrades mostly protect value, they don’t create much of it.Paint, flooring, fixtures, and minor kitchen/bath refreshes help:Shorten days on marketReduce buyer or lender objectionsSupport top-of-range compsBut on their own, they typically don’t produce a meaningful appraisal jump unless they correct functional obsolescence.2.