Hi Kevin,Welcome to the Forums.Best of luck locking in that first deal!

I locked in a few loans at 1.88 in 2020 that I feel like I cheated on, it doesn't seem fair for the bank. 

I think your demographic might be more hotel people rather than families.I would also still go with smart locks on every door.

Wondering if you have advice on me just being the bank, where I purchase a house and structure a rent to own with him and have him build up a 30% cash down payment and some equity and then me sell the house to him at a locked in price.  

Try not to get locked in too long 4. we're not necessarily looking to go "all out" in terms of theming, but if we did, what kind of revenue does that bring/ROI can you expect, and which Renos for theming are best to do from a cost-benefit analysis, and what do they typically cost?

Personally, it’s something I always expect from a short-term rental, and it can have a huge impact on your reviews.To make things easier for both you and your guests, consider smart tools like locks, outdoor cameras, and smart thermostats.

Don't over think this, pull the trigger actions create results. 

I locked last week at 6.385%, 75% LTV, 2 year PP, 2 pts on a DSCR.  

Have an owner's closet, where you lock up your extra inventory so the guests can't use it. 

Once you get this information to them you will also be required to do a zoom call and walk around showing them some of this info - the office, any signage, and locks on doors.