Hey Jokari,It sounds like you’re in a bit of a tight spot, but there are a few options to explore.

There is a ton of BS in this industry, but that's makes the real producers pretty easy to spot. 

What a cool spot!!! 

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

You’re in a great spot either way!

I have heard that the sweet spot is a 4 bed 2 bath section 8 in Memphis.

They used lasers to find the low spots and used "push piers" to lift those areas. 

I'm happy to get together with you again about this newest spot you are touring and give you my 2 cents on how I would finance it.

To resolve parking, is there anyway to maintain the driveway for a couple off-street parking spots, even though the garage is gone?  

Some design and amenity ideas:+ Welcoming living space with plush seating for family hangouts+ Coffee bar or stocked tea station for early mornings before campus events+ Dining table or breakfast nook perfect for family meals+ Dedicated workspace for parents who need to check in on workFor sports fans, tap into their game-day energy and make your STR the go-to spot for a fun, convenient stay:+ Big, comfortable seating & a great TV setup (think oversized couch, streaming sports channels)+ Game-day essentials like a mini fridge stocked with game-day snacks/drinks+ Outdoor space with a grill & seating for pre- or post-game gatherings+ Good parking (sports fans hate scrambling)+ Team spirit decor touches (subtle, not tacky—think framed sports prints, not full-on mascot murals)Your design & reviews will do most of the marketing but to market directly to these guests:🎯 List your STR on sites where parents and alumni book (if allowed)🎯 Partner with local businesses—coffee shops, sports bars, or tailgate services—where your ideal guests hang out🎯 Optimize your listing title and description with phrases like “Perfect for Visiting Parents & College Game Days”🎯 Time any discounts/promotions around major campus events—homecoming, graduation, big rivalry gamesThink of it this way, you’re not just offering a place to stay—you’re creating an experience they’ll want to book again and again.