And a pro forma vs. end of year actuals are very, very different.

Op ex ratio may end up being more like 45% or perhaps 40% with newer high quality construction.

Are there any strategies to sell subject to,s to end buyers?

I have sent you a connection request too.I'm curious too - what did you end up doing? 

the company I went with was 12k and performed high quality work.

While Colorado's market can be challenging due to high prices, exploring suburbs like Colorado Springs or Pueblo, or even considering out-of-state markets in the Midwest or Southeast, can open up better cash flow opportunities.

I would suggest the same thing to my own daughter.Heck, I have found out many of my members at MREI paid 40-50k to one of the high end "gurus". 

During the peak season you have to make your money when the slow season is so much less.I do have events where the prices are expected to be high due to supply and demand.I do see some of the dynamic pricing days as being rediculous and your going to miss out on the early bookers looking for a fair price.

Your LLC saves you absolutely nothing on taxes, unless you will end up making a killing on this deal or have other juicy deals - and that is a big IF.

High-end properties might require a white-glove approach with customized services, while more modest properties may prioritize affordability and efficient communication.