Being that the area is very close to downtown and boasts the Garfield Park Conservatory, I have (a little) hope that the area will change for the better.

A neighboring RV park just a mile away boasts 175 units and is currently operating with a wait list.

If it´s not the most obvious deal using ultra conservative #´s, you are taking on a huge amount of risk/liability in the form of a job, and not capturing any of the REI upside.  

Living room should have a bigger coffee table, an ultra-skinny table (to not block the flow coming in the door) under the TV with a bit of tablescape, more photos showcasing the living room, and if there's room take out the plant by the front door and get a small chair to add more seating to the living room.4.

I would recommend developing relationships with small local banks vs HML's you may be surprised what the Commercial lending departments can do for you, there are a wide range of offerings from bank to bank, some are ultra conservative, and other are fast and loose. ranging from 70% loan to cost to 80+% of ARV based valuations.

On top of all of that, it boasts one of the best college football teams Ohio state buckeyes, which is very well known and has a cult following, and attracts a lot of people to the games. 

This last renourishment was like pulling teeth to get the army corps of engineers to do it and it's already been compromised by the ultra high tides we just went through.   

And as you pointed out, they advertise ultra-low management fees, but then sock the guests with big booking and administrative fees.  

That must be one heck of a powerful company because not even Black Stone would boast such a statement and they are the biggest in the world at it....... 

The biggest difference here apples to apples is the one I’m referring to is about 900 square feet bigger and does boast a pretty good view.