If we decide to refi in 3-5 years, though, we may time a couple of the leases to end at the same time and spend ~$6k to tear 2 rooms down and rebuild them.

Although RTR does not have control over management issues, it is clear that Zach cares about his clients and will do what he can to help.

Your best bet is to find one that has flexible membership options, without high spend requirements.

.- You close on December 10th- The property is in great shape and does not need any significant repairs- It only needs some paint touch-up and changing a couple of broken fixtures, which you do yourself- You spend the next week buying furniture, electronics and supplies and installing/arranging everything yourself- You also roll up your sleeves and scrub the toilets and sinks and appliances- You put it on AirBnB/VRBO and have your first guest renting it for the 3 days of Christmas- You second guest rents it for the following weekend and leaves before NYE- You personally clean and restock the place between these two guestsCongrats!

how much do you have available to spend on renovations? 

They spend their time at the beach, doing excursions or drinking or eating out.

Cameras showed it was the pest control person.  

Self-funding gives you full control, no debt, and better cash flow, but it ties up a lot of your cash.

My business card I do probably have a $10k spend a month on it, but I dont really carry a balance on it, except a little in dry seaons to better manage cash flow.

My wife has a hard time spending money.