I did an exponential regression model and plotted 500 data points for new builds between $300k and $400k which is where we like to be for spec and found that the optimal size is 1400-1600. our floorplan is 1730 sq ft because we wanted to have 4 bedrooms and 3 bath.

They're pretty much pushing out the full service car wash model.  

It’s not a performance based model unless you negotiate a bespoke contract, or have a larger portfolio. 

(7%*(1-.3)You're being mislead by your model IRRs unless you also incorporate the HYSA balance you'll need to carry to keep the deal leveraged.You're also being mislead by the points you originally paid.

In terms of my business model, it's wholesaling that I want to get going.

Would love to connect with agents and other people who are familiar with the house hack model in this area. 

But if you want to do super detailed drawings and create 3D models, then SketchUp would be the software I’d recommend.

As of now, most banks don't recognize the split model and only run numbers on the LTR units since they feel those units are guaranteed income. 

And you also need to be super careful about their 1-yr contract if switching to different a pay model (We are dealing with them for $27000 early cancellation penalty now) Although they have many functions such as generating one listing from Guesty and pushing them to all different platforms, we realize that pushing to multiple platforms is not necessarily generating more income.

This could make your ADR less competitive, but if marketed correctly I'm betting that people might perceive more value, which keeps occupancy at least the same.I'm thinking of a model where you tell guests they have "add-ons included" like grocery delivery, prepared breakfast package, attraction tickets, inner tubes, etc.