Unless, you are going to leave it in the S&P 500 for a significant amount time, I would just ask why you want to invest it in the S&P 500 opposed to somewhere with less risk?

House hacking is a fantastic way to start building wealth while minimizing risk.

In its current state:Current NOI: $79,058 (based on 80% occupancy).Current Cap Rate (at $1.25M): 6.32%, reflecting the property’s as-is performance.Value at a 7.5% Cap Rate (Market): $1.05M, based on current NOI.Given the renovations, vacancies, and risks tied to stabilizing the property, I’m considering offering $850K to reflect its current state and value-add potential.

It minimized vacancy risks and kept things amicable.Address Tenant Concerns CalmlyI’ve found that tenants often feel more cooperative when they understand the landlord’s perspective.

On the other hand, a detailed quote with a higher total may offer more transparency and reduce the risk of surprises as the project progresses.I specialize in consulting services for situations like this, where I help clients evaluate contractor quotes, ensure transparency, and navigate the renovation process with confidence.

We have had to reduce nightly rates 30% just to get bookings in my area which is Port Saint Lucie, Fl. 

This will reduce your risk and cash invested and if something goes wrong you wont be bled dry with never ending repairs.

Risk is too high - $85k rehab is more than lipstick.  

Debt increases risk.

The flat fee buyer agency fee reduces the amount of the buyer credit/refund, generally by $6,000 (although options range from $999 to $8999, depending on how much help the buyer wants from the agent).