@Mason Bear how do you know the seller financials aren't "massaged"?

I still have a massage I talked to realtor about this property in good condition and good price but yes, I should not trust anyone, so I take that it's my mistake with no doubt.

It becomes like breathing air you just know how to do it optimally without thinking about it.I have seen syndicators take on loan assumptions with marginal terms and high fees or they used floating debt just to massage the numbers so they could hit a certain projected pref (hopefully) to the investors to entice investment of capital.

The fine print has been written and massaged by someone who has much more of grasp of the legal aspects of the industry than we have.  

See Nobel prize winner and associate  quote....Gunner Myrdal, an architect of Sweden’s welfare state who was given the Nobel Prize in economics as the left-wing balance to his co-winner FA Hayek:  Myrdal stated, “Rent control has in certain Western countries constituted, maybe, the worst example of poor planning by governments lacking courage and vision.”3 His fellow Swedish economist (and socialist) Assar Lindbeck asserted, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.”Seattle is a prime example.

Seller paid for 2nd independent appraisal, where appraiser massaged valuation into $305K.

I guess I'm not surprised because when I call my fellows agents, half or more of them can't be bothered to pick up their phone and would rather text, or whenever they actually pick up they always sound like they are at Target or getting a massage in the middle of the day, and not actually working. 

You can add services and upsells the clients foot the bill for, like spa/massage/private chef rather than pouring more capital into the property.  

Best thing for you to do is massage your past guests into returning on a direct book and make an extra 10 -15% without increasing occupancy.

Upcharge for spa boxes, maybe a massage or concierge services, etc...Those marketing strategies will boost your bookings and top line revenue, plus make you more memorable.