For appealing appraisal, the easiest way is absurd adjustments (and adjustments are often absurd: $10k for a BR when simple query of average 2br vs 3br sold will show value of that extra BR on average, same for bathrooms, etc).  

The goal here is to establish track record and operating credibility, because frankly no LP with half a brain is going to roll the dice on an inexperienced sponsor without operating experience. 2.

Las terrenas, although on the new highway it’s about an hour and half or so from Santo Domingo airport.

It's about half and half and even the ones I have with partners I am at least a 50% owner or more.

I did so because at the time to purchase the property was about half the cost of renting, and there were no STR regulations in Curry County or really beyond..I recognized early that the regulations that quickly developed to restrict my BNB business in Los Angeles were likely to reach other areas and by being ahead of the curve, could own a long term vacation rental, in a land I wanted to be anyway, before there were rules that would prevent that goal. 

You likely should have used 50% due to 50% rule which would half your COC.  

Last 2 years I gave away over half my income and I expect to do so again in 2024.  

(He works a half mile from the house and is home before me.

I suggest you offer them to pay half the missing rent, and you eat the rest of it.

If you want the easiest way to go about it, I typically recommend doing 20% down with a positive cash flowing investment deal.