Your property definitely has the potential to benefit from a cost segregation study.

I would put it in your listing details and also potentially house rules. 

Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

Rural tourism also seems to have potential, but doesn't have LTR back ups if you decide that STR is not feasible for any reason. 

Joining investor meetups in your area can also help you build relationships with experienced investors who may offer mentorship or even potential partnerships.Finally, don’t underestimate the power of letting people know your plans.

@Isua Mbang I haven't used this product but it comes and goes under different monikers, velocity banking/all in one loan/accelerated primary residence payoff etc It could potentially work but keep in mind that most people don't have stable enough finances to make this work.

This signals long-term appreciation potential.

Also makes it look professional when a potential renter comes to look at it.

There’s huge retal income potential if you nail that balance between improvements that wow tenants and improvements that merely look fancy but don’t justify higher rents.I’d also keep an eye on how your high end plan fits the local demand.

I will be living in the guest house, while renting out the main.Both units are without washer and dryer units, my question is, do I supply them in the main house; or let potential tenants figure that one out?