He markets himself to no end and I see more stuff from him than anyone else, but he is one giant sales pitch. 

You end up with Hotel Quality sheets / soaps for the cost of Amazon or even less.

Let's assume the financials in the package are good for a moment (they probably are not) AND that you either do not or do achieve the broker's pro forma:If you purchase this asset, achieve ONLY the 'current' NOI, grow NOI 2% per year, and exit at a 5% cap at the end of Year 6, you will have a 4.8% unlevered IRR. 

Many of my clients are high W2 earners who are taking advantage of the "STR loophole." 

My endgame is to end up with $300k/yr in post-mortgage income in 20 years based on investments I make now followed by continued investments over the next 10-15 years own.

End to end, I bought the land, secured permits, got the PPA and IA, SUP, and still own the project.

Miami FL mostly for this strategy since rents are so high and land is so high we have 2 infill I'd love to know if you've done this 

I think its a scary feeling, like the cost of entry is too high.

I highly encourage everyone to view the property before putting money down, but that's not ideal for many of them, so I do allow them to rent "sight unseen," but I am very open with them to ensure they don't show up and back out.1.

During this time, I found myself unemployed and having difficulty finding a new job due to not completing my degree or having formal training beyond high school or military.