GC in my area cost 10% of the total and I would say that is worth it for what they provide, but if you have the knowledge and willingness to be on the phone with subs (and spend a lot of time on site) you could save that by DIYing it.

The investor then gets the property for a few percentage points of the total property value. 

When I checked their reviews, I first started with the negatives ones and they were similar to the ones found on Reddit.

If you’re strategic about locations, management, and financing, STRs can still offer decent returns in the right market.I totally agree that it’s not all sunshine and rainbows in real estate right now, but if you’re strategic—especially with tax savings and a long-term focus—real estate can still be a viable option alongside other investments.I agree with everything you said but it’s also important to consider the Time component.

Reality is owners do NOT value/track their own time, but handymen and contractors start charging the moment they leave their home or office.

Closing costs typically range from 2 to 5 percent of the total loan amount, and they include fees for the appraisal, title insurance and origination and underwriting of the loan.”When it comes to closing costs, a trusted lender can guide you through specifics and answer any questions you may have.

And while yes, no one has the same pricing (combination of factors), I also continue to check on a regular basis our rankings and how we "present" on total costs per stay vs. our competitors.My gut says there is price creep and we might have a ways to go before the market really corrects.

Next I need to start reaching out to brokers and sellers.  

Yup, most renewal fee's are total BS fluff.

I'm thinking interest rates will sit at 6.25-7.5%, with total cost at roughly 210k.