The property will cash flow $500/mo or more after all expenses and cap ex reserves, as well as the payment on the SBLOC.

With it being a difficult property for an investor to find traditional financing for, how would I go about assigning a realistic valuation for the property if we were to entertain a sale?

People in 2021 were angry about 30 offers on a property.Does matter when it is, people think its more difficult than it is.

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

Make note of some important ratios and percentages such as COC return, IRR, CAP, yearly maintenance vs acquisition price, etc. 

There are other, more ambitious, risky, and difficult, ways you could achieve the same end goal.

Virtually any cap ex expense will wipe out more than a years returns. 

But maintenance of a traditional hot tub isn't that difficult or hard to maintain.

Yeah, the cap ex is only one of five factors.

Please let me know if you know areas that would fall in the cap of our budget.