It is unfortunately one of the biggest misconceptions amongst new investors and leads to unnecessary start up expenses.

How about "Beyond The Pro Forma" - Hidden expenses and revenues/opportunities as you operate/asset manage a property....

My biggest suggestion would be to find some local meetups (https://www.biggerpockets.com/forums/521-real-estate-events-...) and introduce yourself to the host. 

Purchase price: $265,500 Cash invested: $62,387 Sale price: $430,000 The biggest challenge on this one was the smell from the animals kept in this home.

However, it comes with higher risk and upfront costs.If you prefer diversification, using equity for a down payment on a new property spreads your risk and potentially opens up additional revenue streams through rental or appreciation.It comes down to your risk tolerance and long-term goals.

Highlighting the STR revenue potential, especially in a prime location, could attract investors looking for both income and future appreciation.Steps to take:Prepare a detailed financial breakdown of the property's current performance and future projections.Include comparables in the area to show both STR potential and anticipated appreciation.Offer flexibility in the buyout terms (e.g., structuring it as an installment plan if needed).If you can’t find an individual investor, you might look for a property management company or real estate investor group that specializes in STRs.

I like the idea of adding value as long as you don't spend too much cash and/or plan to do a cash out refi at some point to keep your cash working for you and getting a good return on equity; the biggest advantage with this strategy is the low down payment with the lowest available interest rate.

Honestly, I think the biggest hurdle you are going to have to overcome is a lack of time. 

When you get clients these will be the biggest pieces in providing value. 

Taxes and insurance will be the biggest variables on the expense side.