.- I have not done a brrrr since the rates increased in early 2022 because in my market they bleed cash after I perform a refi to extract some of the value add

I think this stuff needs to be redesigned or pulled from the market if this is how it is (not) performing.

There is a relationship team sourcing deals, then due diligence teams to perform DD, and ultimately investment committee meetings and sign off.  

They're paid by the job and if their performance ever decreases (which can happen - they're great for a time and eventually for whatever reason their quality, timeliness, etc declines) then it's easier to phase them out & replace them with a different crew. 

Without seeing a link to your property it's hard to provide specific advice, but generally speaking it sounds like you need to "optimize" your STR listing.To boost your activity I would do a few things:1.

You haven't even closed yet so how can you assess its future performance as profitable or not.

For example, you can show the services you performed and the approximate number of hours spent by using an appointment book, calendar, or narrative summary.Doesn’t even need to be contemporaneous logs. 

What do you think about this? Gov. Ned Lamont emphasized the role of homeownership in building wealth and community ties, with the average loan amount at $30,000 per household.Despite the program’s popularity, Sen. He...

Discuss COC return, run a financial analysis for him and a performance chart showing the ROR after multiple properties have been acquired and cashed-out... good luck.

In our market, you can self manage, with all the associated work, and out perform the LTR income.