When I bought my laundromat, safety was the first operational problem I had to solve—not revenue or machines.The store sits in a busy Food4Less shopping center, which means constant traffic.

.#1 Make a list of items that are essential repairs versus cosmetic requests.

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.

Lender safety (DSCR first)If DSCR can’t stay ≥1.30 using conservative vacancy + real CapEx + turnover, I treat the deal as already broken — regardless of what the cash flow “looks like.”2.

Over the next year or two we’ll be focused on paying down debt and rebuilding our down payment/safety net, and I’d like to use that period to seriously educate myself on personal finance and real estate.My main challenge is the sheer volume of information.

You have transient guests, outdoor amenities, and more exposure to safety issues than a typical rental property.And ultimately, it’s just management intensive.

You’ll pay a leasing fee, but you get to watch the pros in action and soak up the process without learning everything the hard way.Here are a few things to ask and study while they do their thing:How they market the property and what channels actually work in your areaHow they screen tenants and what their screening criteria is (credit, income, rental history, etc.)What lease documents and addenda they useHow they handle deposits, move in condition documentation, and lease enforcementHow they spot property code or safety issues before they become problemsTreat it like a paid internship.

Tomorrow I’m walking my first true heavy, systems-driven BRRRR in Cincinnati.I’ve owned buy-and-hold rentals for years, but this one is different:•Double-layer roof at end of life•Knob & tube present•Foundation cracking + grading issues•Water intrusion in basement•Safety and code upgrades neededThis isn’t cosmetic.

We rejected and made a trust and safety case against her. 

That gives us an accurate snapshot of the current condition and confirms the home is compliant with local property code and safety requirements.From an admin and risk standpoint, we make sure all the basics are locked in:Verify ownershipProper insurance in place with us listed appropriatelyGate codes, alarm access, utilities, warranties, HOA infoFully executed PMA and tax documentsEqually important is setting expectations upfront with the owner.