They do not take into account the revenue from the STR in valuation.Just because you are doing well with it doesn't mean it will work for the buyer.

Have a proforma for calculating your returns I can share as well.

Based on the numbers you provided, these are well above the debt service coverage ratio of 1.25 hence from a lenders perspective, this is loanable.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

As you can see by the attached photo I am tracking current cash flow as well as what my cash flow would be if my properties were fully paid off. 

. - Manzanita, Arch Cape, Cannon Beach, Pacific City - Already well established as the more prestigious zip code on the Oregon Coast and just a quick drive from Portland this northern coast region offers premium restaurants, experiences and accessibility.

If you're goal is a long term hold, you're almost certainly going to do well even with a market rate deal in any of those states.

Most PMs, especially the well established ones, will not always flex for specific clients like this but it could be an option.hope this helps.

But let’s go a later deeper - my down payment would come out of a well performing stock portfolio.

Are you thinking of investing in Florida as well?