All Forum Posts by: Garry C.

I'm in the process of revamping my web site. I've had it up for a long time, but just added a booking engine and had my first reservation there. I plan to tie in postings to my various social media platforms. Facebook, G+, Twitter, Instagram, Pinterest... and probably whatever else might come along. Snapchat? Basically all of the stuff I learned from Alan Egan early on in the Bookings+4G program, which looks like has now morphed into Vacation Soup.

My branded amenities at my rentals steer people towards my web site/online guide, mentioning that it's a good way to avoid extra fees. I started doing this when the listing sites became more aggressive about hiding my branding, web site, email, etc. And obviously when they added additional fees for the guests on top of what I'm billed annually for the listings.

I do have repeat guests already, and the number of those is growing. I'm looking forward to the time when it's mostly repeat guests coming direct to my web site and I think of VRBO like I do AirBNB, just something I have setup because it's expected of me. At that time I'll ditch the annual VRBO fees and go to the commission based model.

Glad to read that you decided to go through with it. Welcome to the game!

Since this thread kind of went down a bit of a rabbit hole, let me attempt to swing back to your original questions.

When first starting out, my recommendation would be to hit up Craigslist for furnishings.
Maybe not mattresses, or at least be sure to check them well for bed bugs. Speaking of mattresses, I just learned that you can replace junk sofa bed mattresses with memory foam for about $100 at Amazon. But back to CL...
You can find a ton of great furniture, quickly, at cheap prices on CL. If you get something you're not 100% on, it's still probably good enough to get you started. Don't let the analysis paralysis set in here too. Get it furnished and rented quickly, then you can upgrade when you realize some profits (which hopefully won't take long).

As for marketing, depending upon location either VRBO or AirBNB is going to work better for you. So do both.
But don't bother with other listing sites. At least not yet. Play with these later if you like, but you'll likely find they are (literally) more trouble than they are worth.
Have good photos, furnished. Put at least two dozen of them in your listing. Take these yourself now, even with a cell phone. Add professional photos later (again, after you see some profit).
And write a good headline, description, and about me section. Look at your successful competition for ideas around these.
Finally, also look to your successful competition for pricing, then undercut them by 10-20%.
This is both IMPORTANT and TEMPORARY.
You are initially at a serious disadvantage from your established competition, in that you have no reviews. You'll want to cultivate these quickly by asking for them from your guests at the end of each stay. Once you've built up double digit 5 star reviews, you can match the prices of your successful competition.

Good luck!

I automate everything, making it as easy as possible for guests to book, and even easier for me to handle the booking. I can't imagine trying to get people to actually 'sign' a rental agreement.

As Valerie stated, both VRBO and AirBNB allow you to upload a rental agreement and require that it be accepted in order for someone to book with you. I'm not a lawyer (and you probably should consult with one), but I imagine that if this is worded properly it would be plenty of ammo to keep someone from being able to reverse a credit card charge.

However, I would first be asking myself 'Why are people reversing charges for staying at my rental(s)?', and fix whatever was causing that issue.

To be clear, I don't believe that urban centers or anyone else are putting restrictions on 'AirBNB'. However, they are adding restrictions around Short Term Rentals (STR) in general. So, it doesn't matter if we list with AirBNB, VRBO, or a small local rental company, we will still be subject to the same restrictions.

Many times these restrictions are to prevent rentals of less than 30, 60, or 90 days. In these cases it's still possible to list a property as a Corporate or Traveling Nurse rental. More lucrative than a traditional rental, but probably not as good as an STR.

I brew beer. I have a kegerator in my office. I just finished working the Great American Beer Festival in Denver this weekend
I woulndn't put a kegerator in an STR. I like to 'tenant proof' my rentals. Not make more work for myself.

However, I do stock them with 4-6 bottles of wine. I tell the guests it's like 'Need a penny, take a penny, have a penny, leave a penny', but so much better. There is new wine all the time. Only once has housekeeping showed up and needed to replace a missing bottle.

I have experience staying in one here in Colorado. Down near the Great Sand Dunes. Was a lot of fun for the kids and a great way to begin a week long road trip without having to bring along camping gear.

A little bit further north than Castle Rock... but not much.
@Bryan O. does note investing. He's hosting a meetup on the 3rd Tuesday this month. 

https://www.biggerpockets.com/forums/521/topics/490318-south-metro-area-realty-topics-smart

I have 2 vacation rentals, requiring 10-12 cleanings per month. Housekeeper charges a flat rate on cleanings (one is higher than the other, due to no laundry facilities in unit). This is a pass through cost to guests, with a small upcharge to cover toiletries, dish soap, paper towels, etc.

My housekeeper invoices me at the end of each month and I cut her a check from my online banking system. She also gets a bonus at Christmastime, and can use the hot tub whenever there are no guests. :)

Do supermarkets still have the cork boards where you can post local ads? If so... single dads likely need groceries from time to time, and they love to browse those boards for new project vehicles, yard tools, or other things to fill the garage with.

A reasonable amount of extra linens, yes. I do 2 sets per bed. In the most recent rental that I purchased, there were 11 blankets for 3 beds. Way too much, and definitely a hassle for housekeeping, because some tenants will use them ALL.

Whomever told you not to provide them... I would not look to them for advice again. You're renting memories of great vacations, not a place to stay and maybe some extra linens. If your guests don't have what they need, they aren't going to think favorably of your rental nor recommend it to their friends and family.

And a housekeeper should never feel 'hassled'. You aren't creating problems for them, you're creating work, which they are paid to do. If it's a flat rate for the clean, they might not like having extra work, but it all comes out in the wash, so to speak. There will be stays where people do a lot of tidying up after themselves, leaving housekeeping with not much to do other than the laundry.
Regardless, this should be a pass through cost to the guests, so it shouldn't affect you that much.