Beyond that, I remember being a hotel guest when I spilt a bottle of red wine on the room's bedding and the hotel didn't bat an eye.

It's a 4 bed 1 bath and I'm open to either renting it or selling it (if I'm offered a price around the ARV).

But you can get way more specific then that and focus by price range, beds, baths, year built, lender name, length of ownership, etc.

The properties I’m looking at are 3 bed/ 2bath, well kept, and don’t require any construction.

It was built in 1973, is in fantastic shape but dated, has a 4 year old roof, is in a good part of town, 1,100 square feet upstairs as well as down and both apartments are 2 bed 1 bath.  

We are a 3 bed 1 bath,1900 sqft ARV north of 600k

The cost of repairs and tradesmen seems to have skyrocketed after covid, a simple pest control for ants costs above $250, whole house paint of a 1400 sq ft 3 bed house costs $4k or more, a new HVAC costs about $6k, a plumbing repair costs $200 or more, a new water heater costs $1000-$1500.

curious - what is the bed/bath in the basement and what are you getting in rent?

I talk to developers all over the us and most of what you have would pass my initial screening to move forward. then it would go to sponsor experience, liquidity, construction experience, site location and site reports, entitlements, construction partners, etc to clear all the conditions. make sure you have a plan to purchase all the fixtures we passed on that. not sure about hotel financing of beds, desks, etc 

This has put a cut on our cashflow and we have had some major expenses, like a new roof,  water heater, bathroom remodel, and kitchen remodel all done at the 3 bed house.