I will throw in one more way of thinking, invest in an area that does not appreciate much and does not usually depreciate much, has little cash flow but helps with tax deductions and equity increase, by making enough that all expenses are paid by the tenants. this type of investing is for Estate investing, it is for the family, not for current use of cash flow. by the time you pass your kids will be in a good financial position when they inherit and sell the properties, and not have to pay taxes on the inherited income, due to the increase in basis. 

We have experienced the oversaturation here like most places, and a couple months this winter RevPar off by 20-30%, but picking up now, and expect peak season to be full as typical. 

Benchmark, Touchstone, First National Bank, First Citizens, First Carolina, Wake Forest Federal, and Providence ... all depending on the location and the deal.

Little Forest Hills in Dallas, L Streets in Dallas, maybe areas around Junius Heights in Dallas. 

Anyone else been able to bring in the slower winter business and how?

It also helps you with due on sale clause since the lender will see it was put into a trust for estate planning purposes.  

Recently this Winter season has been extremely odd.

Rehabbed and added bathroom plus updated throughout winter of 2023 to make rent ready for Spring 2023.

Heating costs go up in winter, as does electricity due to the reduced natural light and more people indoors.

Good Job love the Redwood forests and that area.