Avoid the classic beginner mistake of over-spending on non-necessary over-improvements.

We're in the middle of low season with an average booking window of 30 days so I'm not expecting a lot of tangible performance improvements until early September.Re: Revenue management, is there anything I'm missing to improve this area? 

I don't really care if one party moves out, but that doesn't mean they don't have to perform. 

My impression is their students have a decent beginner level understanding of how to market and ask general questions of potential note sellers.

It's more of a luxury property but supposedly they can perform really well as full time rentals.

Is this consistent with what I should expect to pay for the returns I had performed?

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

would like to connect with anyone willing to share any knowledge or how to experience with a beginner to real estate investing.

It might be best to run numbers on existing and see if by goin with a new build can perform better.

Under the IRS rules, a person  qualifies as a real estate professional if: (1) more than one-half of the personal services the taxpayer performs in trades or businesses during the tax year are in real property trades or businesses in which the taxpayer materially participates, AND.....(2) hours spent providing personal services in real property trades or businesses in which the taxpayer materially participates total more than 750 during the tax year.Like @Greg Scott and @Russell Brazil mentioned above, I don't believe that you would qualify as a REPS, but if you are going to try it, make sure you document it very well (i.e. with some kind of proof, like time cards, mileage forms, and/or receipts, etc.) so that just in case you do get audited, you at least have something to provide to the IRS agent.