All Forum Posts by: Paul Stewart

 After several calls with some of the larger PMS providers, where I really took the time to dive into their products and compare features, pricing, and more, we've decided to go with Hostfully. As I mentioned before, one of my main reasons for switching was to get connected with Marriott Homes and Villas, so that really narrowed my options down to PMSs that support that integration. After looking closely at what Hospitable offers versus some of the bigger names like Guesty, it's honestly surprising to see that Hospitable has more features, especially when it comes to automations. Hostfully seems like it will cover the basics we need, plus it has some unique features that others didn’t offer. It’s been a long journey to get to this point, and we even had a failed attempt with another PMS (but I’ll keep those details to myself). Everyone’s needs are different, but I definitely wouldn’t write off Hospitable. They provide everything the larger platforms do—and honestly, they have some extra options that others lack.

Hospitable, hands down, is an excellent PMS. I’m honestly surprised it’s not ranked higher in the industry. I’ve been using Hospitable for nearly five years, and I’m only switching to another PMS because I need integration with Marriott Homes & Villas. It’s a tough decision, but after comparing Hospitable side by side with other PMSs, I can confidently say it offers more options for most users. Whether you’re managing other people’s properties as a cohost or you own all your properties, it’s a great choice.

Hospitable has a lot of built-in automatic messages that other PMSs don’t offer, and the mobile app has all the same functionality as the desktop version. People often say it’s best for those with just a few listings, but I can vouch for its reliability even with over 85 listings. The integration with Airbnb works seamlessly, and although it’s not directly connected to VRBO’s API, we rarely encounter issues. A benefit of this setup is that VRBO still processes payments and handles the transaction. The direct booking features are also fantastic.

Customer service is solid, and Hospitable is constantly improving. It’s bittersweet to leave, but it doesn’t look like they’ll be connecting with Marriott anytime soon. That said, I’d still highly recommend Hospitable to others.

For me and my business it is not getting frustrated with guests. We have over 10,000 nightly stays per year so its hundreds of guests at any given time and yes we have PMS and automation systems in place as well as a VA but even with all that being a host is tough. It is hard to stay calm and always be hospitable when dealing with guests in so many different situations. At least 20 times a week I am shaking my head and at a loss for some of the stuff we deal with regarding guests.

Honestly new listings do get good exposure on Airbnb especially if you are doing the new listing 20% discount for guests. We tend to see a lot of traction on our new listings. It is important to get some good reviews off of your first stays. Try to make sure main photo very inviting so you stand apart from other listings. If you hit the right exposure, price point etc you should be good to go. One thing I would suggest is if you start getting some consistent bookings do not jack your prices up over 15% as a new listing. The algorithm does not react well to listings that do that. Airbnb is very algorithm based and despite the popular opinion its not hard to stay in good standings on the algorithm. 

I've noticed a growing trend among new real estate investors in my area. They tend to avoid properties that need renovations. Ironically, these are often the best opportunities to build equity and find great deals. It seems there’s a common misconception largely influenced by social media, online courses, and influencers who oversimplify the process that real estate is an easy, passive way to generate income with minimal effort.
As someone who occasionally works with these investors, I always try to emphasize the challenges that come with real estate like managing renovations, dealing with tenants, and navigating market fluctuations. With all the resources available today to research and learn about the industry, I’m surprised this “easy money” mindset persists.
To me, real estate is far from passive or simple. It requires hard work, strategy, and a willingness to take on projects others might overlook. I’m curious have others here noticed this trend with new investors? How do you approach educating people on the realities of the business?

Thanks Andrew 

Yes we are in ACNJ most of our properties are in AC but do have a handful in Ventnor and other shore towns. I'd have to ask my wife who handles the accounting etc about the fee question. 

30 to 45min a month for 62 properties Not bad. I guess they are the same Taxes so it makes it easier. With different municipalities I am expecting this to be a bit more lengthy for us. 

 Oh absolutely it would not be free just as most integrations in this business are not free. How much I would be willing to spend? I don't know exactly but some kind of % would be fine. For example Hospitable has a option for this through there direct bookings payout sections but it is only for specific states. The fee for this service is basically passed down to the guest one way or another. I am just surprised it seems Hospitable is the only PMS that has dived into taking on this specific situation. We manage between 80 and 100 listings it varies winter to summer but the processing of manually Remitting and paying out the property taxes takes much longer than 10 min. Though lets say 10 minutes times 100 properties is about 17hrs. I'd say each property on average has at least 2 bookings a week ( more during the on season) so that's about 34 hours a week average. Not the easiest or streamlined system. Even if it was 8 hours a week that is pretty crazy. We have AI that can answer specific questions why not a easy integration to remit and pay taxes directly? Just thinking out loud here. 

 I see Avalara but from looking at their site it is not clear if they are actually making the payments or are they just helping you figure out the amounts to remit? I did just reach out to them to ask specifically. 

STR Life- Remitting Tax

I got a good question for the BP fam. If you are a STR operator how do you deal with remitting and paying tax? Now, if you do not use a PMS and only have a few properties or only operate on Airbnb that's a non-issue. For those of us that operate many properties or use a PMS where you are the merchant of sale for VRBO bookings and any direct booking I'm curious how everyone does it? I am guessing most are paying those remitted tax manually. I am wondering if there is an easier option or app that literally will remit and pay said takes for you. I feel like in today's day in age there are so many tools for STR operations and I cannot believe there is no integration for a merchant of sale transaction or some kind of financial app/ software that can take the remitted taxes and pay them to the government automatically. Wondering if anyone knows a software that does that or is our only course manually pay remitted taxes…

Hey BP World,

I’ve been a bit quiet here for a while, but I’m ready to change that. When I first dove into real estate about seven years ago, I was devouring the forums and reading every BiggerPockets book I could get my hands on. As my portfolio grew, I became laser-focused on the work in front of me.

My wife and I own Cozy Co-Host LLC, a short-term rental management company based in Atlantic City, NJ. Between growing our business into one of the largest STR management companies in South Jersey, building our personal portfolio, and starting a family, my time for forums and reading on platforms like BiggerPockets fell by the wayside.

But I’m ready to get back into it—sharing, learning, and connecting with this amazing community. I’m no polished writer, and my grammar might not be perfect, but I hope to find some fun and value in posting here regularly. Let’s chop it up and talk real estate!

What’s the Goal?

Over the past seven years, I've gone from being a novice investor to owning 28 investment properties. Some are in partnerships, while others are owned solely by my wife and me. On top of that, our STR management company now oversees more than 90 listings under the Cozy Co-Host banner.

My wife and I have transitioned from the typical 9-to-5 grind to achieving financial freedom as business owners and real estate investors. I’m incredibly grateful for everything real estate has brought us. That said, it wasn’t an overnight success story. Scaling was slow, and we reinvested almost all of our profits into new deals to keep building.

At this point, I feel like we’ve found our niche, but I keep asking myself, What’s next? What’s the next big goal?

I’d love to hear from others who have reached a comfortable place in real estate:

• What’s your next step once you’ve “made it”?
• Do you stay in your lane, or explore something new?

For me, the thrill is no longer just about profits—it’s the excitement of hunting for the next deal and learning something new along the way. I think stepping into development and new construction could be an exciting path to explore.

What’s your take? What’s your next big real estate goal? Let’s hear it!