You purchased it with a HML, and are now rate/term refinancing the $1.5m (75% of $2m) hard money loan for better terms b/c you show six months of stabilized rent, the T-12 and rent roll with the monthly breakdown shows a clear trend towards where we are at now.Your hard money loan matures at the 2-year mark, but you weren't silly enough to call me at the 1 year and 11 month mark, so my partner lenders that have great terms, but move slower, are on the table.

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

Larger, more unique do better. 

But the unique stays are doing good and being promoted more on AIRBNB website.

Tomorrow this offer may not be on the table, and taxes won't matter anymore!

You know yourself and your unique situation more than anyone else.

Lastly when I was newer in the business I was a Land ONLY specialist I sold smaller to larger Ranch style land and depending on where it was and how difficult it was to show standard fee's in those  days was 10% and on some of my deals that were 40 miles of dirt road back into Mendocino National Forest and took someone with my unique skills with maps and compass's to even find the land I charged 20 to 30% commish on those.

Good on you for starting and thinking about this now rather than later... honestly I wish I did that, BUT all of our journeys are different and unique!

People want unique experiences and this adds to it.  

Unique scenario, but I have something that could get you there.