The vacation rental investment would be more indulgent, and the local BRRRR would be purely investment.

Basically, anything within a 4 hour drive of me is either an expensive city, or it's a dessert/small town with very little population and inventory.  

The notion that Lyft or Uber should be illegal is absurd, and yet we see police running stings for Uber drivers in some cities.So in conjunction with good realtors figuring out how to changed their business model over time, I fully expect to see the NAR pushing "consumer protection" measures that require agents/realtors.And, if you will indulge me in trotting out one of my hobby horses, this is one of the reasons why it is a really bad idea for the "REI" community to be pushing/engaging in questionable practices that will provide the justification for those bad regulations.  

I think there's opportunity here for us to learn from your success, if you'd be willing to indulge. 

She is a quilter, and let herself indulge in a new and complex sewing machine and made one bedroom into the "Quilt Room" and she buys fabrics to her hearts content. 

I have my own way of running numbers, and I never really factor in principal pay down and some of these other numbers; I personally view them as dessert, not the heart of the meal.WRT your original question, one easy way to make this deal look so much better is to self manage.. seems like that will make you cash flow positive.

If you can sell sand i the middle of the dessert, some how you found a stupid buyer, or you can show you are very credible (i.e. sales pitch).The fact of the matter is simple.No one will make a deal with you if they think you are a scammer.

@Ryan Chatman people charge for this information because we now live in a world where we indulge on content and one can potentially make way more selling courses than being in the industry they are teaching about.

If you would indulge me as to who you really are maybe that would help me, help you. 

What I do not get is  what logic is in place here to turn things around and make me put 10% into it also.To me this is like you being in the dessert for 3 days and are dying of thirst.