Make that very clear in your description.  

Investing out of state has significantly greater risks and challenges than investing in your local or geographical market.

Another quick cheat method is go to a new build model homes in your area (trends are geographic) they usually have 3 styles of finishes you can choose from, just snap a picture so you can decided latter on your dream home (LOL)I also cruise zillow/ mls for other flip houses in my area and save pictures of the style I like. 

Worse yet guests may not read the full description and come unprepared.

I'm looking for a provider of a list of homeowners based on geographic location. 

I finally reached him today and he confirmed that it just need to be a regular Building Permit and mention in the description that it's a bathroom deconversion, removing fixtures, etc.

Not sure if this will make a huge difference, but I'd maybe move some of the stronger points out of the wordy description and into a bullet-point style list. 

@Noah Kellar the only thing that determines ARV is closed sales of similar product in similar geographical area.

Both are in a great geographical location about 20 minutes to Dallas on a major road. 

I said no and that i would like to follow my strict cancellation policy along with my description suggesting the guest get travel Insurance….