Will be listing at $425k, we are looking to upgrade to lakefront.Here’s my air BnB listing for some pictures https://abnb.me/lggVYb60xvb

I still think looking for a TLC 2-4 unit can be a good idea to open up the ability to upgrade/renovate to speed up the equity position and tap into the ARV to pull your initial capital back out plus in most cases enough for the next down payment. 

If you aren't comfortable talking to contractors, find a buddy that will join with you in that conversation - but be part of the discussion yourself.IMHO, $20,000 for the job as described would be great - if the contractor was quoting a price to the Department of Defense :)Note that if the sanitary sewer is on the other side of the street (and your sanitary lead is broken under the street), that's a different conversation.Best of luck!

The cost is prohibitive to make them fully compliant by adding ceiling height, windows, doors, electrical upgrades, plumbing upgrades, etc, but the city is also aware that it can't lose all of these truly affordable housing units. 

Though if personal use or long term safety are a concern it can make a lot of sense as Disney will always be a market (whereas places like Broken Bow I could see fading from popularity) and unlike many markets there is almost no regulation risk since these properties are built in tourist zones specifically for STR.I own there and manage others so have real world revenue data if you want specifics.

I don't upgrade to any special edge profile.

The Allure Ultra is thicker and a great upgrade to the normal grip strip product.  

We're planning to upgrade a large kitchen (repainting cabinets, new hardware, and new countertops).

You can't advertise yourself in the forums, but you could upgrade to a Pro account and fill in your signature so every post has some marketing, and you can always include "As a property manager in Denver, I address this problem by..."

If both my brother and I can use up to 3.3k per month for the mortgage, as we work on upgrading it.