There's what would be best practice for you as a host and there's what's practical in the current STR world.

We would need to know your current operating expenses (and rent) to be able to provide any suggestions.

Due to the current interest rates, you probably can't live for free, but you can definitely learn how to house hack in that first year, reduced your personal housing costs, learn the rent by room/co-living strategy on-site, and then probably break-even after move out, but most importantly, it is possible to make that work in 2025 with today's rates.It just takes being open-minded and willing to be flexible for the 1st year.  

now if you could get a seller to be the bank I get that you could smoke and mirror those deals.. but i would think those would be picked over low value or properties in the worst areas of town etc..   

That means creating a clear budget, forecasting cash flow, and maintaining a detailed financial model that tracks both the current and future performance of your portfolio.Tax Optimization & Risk ManagementBeyond financial clarity, strategic tax planning and risk management are essential to safeguard and grow your real estate investments.

Question: your current model worked well.

We currently have a DSCR loan on this property and paid $180k for it. 

Looking to purchase in NV with current paystubs because income is a bit tight with returns.  

I am a wholesaler looking to also break into house hacking, brrrr strategy, and eventually fix and flips.I am in west TX areaWhere in Tx are you currently and what strategies do you employ? 

I'd also start the marketing process 30-45 days before current tenants move out in most cases - it just seems easier to re-let a place that is currenlty occupied than one that's been sitting empty for a while for some reason.