Think hiking, mountain biking, white water rafting and a community overall focused on all natural things and sustainability.

You'll need 20% down plus reserves for other costs as well as repairs and vacancies. 

.- Full time maintenance, reservations, cleaning staff- Additional marketing budgets and resources.This is a brief list but a good PM can make more revenue than you can and can offset their fee. 

My advice on sub to is as follows1- COMPLETELY understand the process, implications, liabilities, and possible outcomes before engaging or attempting to engage in a sub to transaction2- Complete disclosure going so far as making sure the other part understands the transaction and possible consequences3- Utilization of an attorney experienced in subject to transactions for setup in such a way that provides some protections in case of default or in case the note is called4- Have a backup plan in case the note is called5 - only use for property that has a TRUE positive cash flow unless the buyer has substantial reserves I myself have purchased 8 properties subject to, but 5 of those were commercial properties which often have notes where a subject to is allowable.  

Even OO with closing and reserves it will not go far.

Heating costs go up in winter, as does electricity due to the reduced natural light and more people indoors.

Then I save that amount each month in reserves until I need them.

Since you’re leaning toward the “reconnect with nature” vibe, are you thinking of adding features like hiking trail maps, partnerships with local guides, or even some eco-friendly touches to the property?

So choose wisely and good luck I like the passive nature myself of boat and RV storage.

If there is any kind of damage to the house because of a natural cause if you approach the insurance company without a landlord's insurance they will outright deny your claim.If you have a mortgage the bank will insist that you have landlord insuranceTenant has renter's insurance.