Other than that the roof is good.

As well as having enough cash reserves to handle the repairs that will come up on an emergency basis , such as a new roof, or a new furnace in February . 

I've stayed in properties that offer a small selection of drinks or cheeses from local farms but have never seen it scaled to other aspects of the property.I'm wondering if any STR investors out there employ a similar arrangement?

However, there are pros and cons to this approach:Pros:Streamlined Operations: Property managers can integrate their systems more efficiently, leading to potentially better management and guest experiences.Experience and Optimization: They might have established profiles with good ratings and reviews, which can help attract more bookings.Cons:Loss of Control: If you stop working with the property manager, you could lose access to the listing and the reviews associated with it.Dependency: Your business becomes more reliant on the property manager, which could be problematic if the relationship sours or if their service quality declines.As an experienced STR manager, you're already familiar with many aspects of managing rentals.

Just make sure that you understand the maintenance (foundation and roofs) and tax/insurance costs that come with owning property in Texas.

. $45k from several unexpected large repairs (water leaks, roof collapse, siding rot, plumbing main line, etc.)These issues are also causing me to rethink the assumptions in my model, increasing my vacancy rate from 8% to 12%, repairs from 5% to 20%, and capex from 5% to 20%.

I didn't make much money, but the most valuable aspect of the experience for me was learning how to find crafts people, acting as my own general contractor, and then learning what order in which to do repairs and improvements.

Too many licensed and Ivy League educated financial managers funneled so much cash into RE market since COVID that property values skyrocketed and as a result  tax assessments of properties went through the roof.

My mind works that way too.In my experience, whenever I've truly wanted to learn a new business inside and out (especially if I didn't know anything about it to begin with) I've found that it's very difficult to completely cut out the less exciting aspects of the business and whittle everything down to a short list of bullet points.There are definitely a lot of "quick start" guides out there (and they're great for highlighting the biggest action steps at the outset), but there's still a lot of learning that needs to happen to fill in the gaps.

., roof repair, window replacement, floor replacement, painting, etc.