@Joe Garvin 73% is great...what are the lodging taxes like in your area.My wife and I are doing a mixed use project and building in 3 suites to be used as BnB...my expectation was 30% occupancy...which seems more in alignment with the BnB industry...is the high occupancy normal for you guys? 

Im currently living in a luxury building in Bergen county area by the water and my lease is up January 31st 2019.

As far as new 1-bedrooms coming to market,  most of these are luxury units and luxury price point.

My goal is to help people (1) protect and hedge themselves to provide security in case the worst does happen, and (2) through that level of protection prevent the suits from even happening.

Ive learned that my strong suit is not in advertisement as well as showings, etc.

The traditional LLC first became available in Wyoming in 1977, but most other states did not follow suit until the 1990s).

As you post more, you'll get best responses from being in the best suited forum/sub forum.To answer your question, yes thats the basic concept of how BRRRR works and the deal would make sense, at least to me, assuming you calculated all the costs correctly (purchase, rehab, closing and carrying).

What we decided to do to comply with the city is to convert the home to a single family (removing one of the front doors), but keep the right side as a distinct space with a MIL suite with a small kitchenette and back entry. 

This is the preferred method to insure minimum disputes after move out and law suites over thousands of dollars in tenant damage.

This probably isn't going to be your cheapest option as far as bottom line is concerned for buying all these materials but you don't have the luxury of being on the ground to find the best local deals.