Is 1.3 usually what you see with those smaller private sized projects?

I go to a meet up in San diego called private lending masters.  

Hi All, what's been your biggest lesson you learned after getting into real estate.

It can be used as a 4/2 with a private attached studio, or as 4 room rentals with a separate studio (which is what we currently do) or as a 5/3 SFH. 

They want to make the biggest fee off of each deal they can.  

Not sure what the layout looks like or location - but in a solid location, which I'm assuming since it's an STR, you should be able to in the ball north of $800-1000 per room and even more so for the rooms with private baths.

Did you use a local bank/credit union or a private lender?

When the biggest buyer in the market is gone, supply balloons and rates have to go up to bring in buyers.

Learning about fix-and-flips and leveraging private or hard money lenders can help finance flips.

Agree with @Ian Ippolito 100% based on my experience in fund formation and product development in private alternatives.