Without more info this sounds like a less than optimal deal.

After 20+ years, I hear from so many who are more motivated by fear than optimism and make decisions based on not losing rather than a high probability of winning. 

Work with a qualified intermediary and tax advisor to ensure compliance and optimize your strategy.

The model you should go with will ultimately depend on what the group is optimizing for (cashflow, appreciation, tax optimizations, diversification, and maybe even a little bit of social value doing something fun, potentially lucrative, and unique w friends).  

.- Bigger area rug. 9x12 for King, 8x10 for QueenBedroom 2- Change location of TV to across the bedBedroom 3- This bedroom needs an optimized layout-If it’ll fit, scrap the bunk bed and do 2 twin beds along window wall with a table in betweenBathroom 1 & 2- Wall mounted blow dryer- Wall mounted body wash. shampoo, conditioner dispenserPatio- Scrap mini golf for fire pit seating for 6- Install canopy shade- Better design for photo-op wallOverall, great property, great location.

This property will require a pool to fully optimize its earning potential, and I've already factored that into my calculations.

Not everyone optimizes for return :) We see it all of the time.

In other words, I'd hope to pay market price to rent the place out so the home buyers can get an optimal but realistic return on their investment.So my goal to make this appealing to me, as a potential renter, is to also be one of the buyers.

I also let Facebook optimize the ads for me.

If you must retain some cash, consult a tax advisor to understand the liability and optimize reporting.