I have a pro forma  using very pessimistic occupancy/booking percentages (worst case scenarios) which identify a very nice cash on cash return, and the ARV will (again, pessimistically) be at least double the purchase+rehab costs. 

I've been doing a deep dive looking at cash on cash return for various down payments and expenses on properties with a mortgage.

At least it will show that someone put forth effort to return the money like you have been trying to do. 

Then don't rehab for zero COC return.But if you can spend $3000 on the lite rehab and increase rent from $1000 to $1050 then you'd gain $50 per month.50 x 12 = $600 more annually because you rehabbed.600 / 3000 = .2 or a 20% cash on cash return! 

Rising cap rates are mostly tied to higher interest rates—when borrowing gets more expensive, investors expect better returns, which pushes cap rates up.

So Doorvest is getting everything that produces a high return and you get the aspects of real estate investing that have low a return. 

The returns have been about 7% or 16-21,000/year NET on my properties.

Plus if any of the materials are damaged, wrong, or of low quality you're going to be the one who has to deal with returns or exchanges. 

These additions are a practical way to maximize returns without acquiring new properties.Vacation Rentals: An oversupply has shifted many owners from short-term to long-term rental strategies.

Be of value and value will find you in return.