Yup, good for you, now go kick rocks guy. 

For you, is having a 5-star overall rating on rental sites the most crucial factor for success, or are there other aspects that you consider even more important?

They have a good reputation from what I've seen but does anybody have a long-term track record with them in Memphis or Little Rock.

If you are looking to invest passively I would suggest looking in the southern/middle part of the country where the price points are much more friendly as well as the landlord laws areas like Memphis, Little Rock, DFW, Houston, SAN or Oklahoma.

Hitting that 1.20 ratio would be tough in a lot of markets though....too many unknowns to guarantee anything, but it might be worth checking into futher if you can get the stars to align. 

Is it to have a property up there that you can rent out and then have for yourself when you go to Red Rocks?

If it was easy, everyone would be The Rock with 388mm IG followers.

I closed a deal today and the costs were rock bottom in my opinion. $7000 closing costs on a $420K property plus an additional $30K for construction loan.

Over time, I also anticipate that the cashflow will improve slightly as the listing continues to excel (26 out of 27 reviews have been 5-star) and book out into the future.My current plan is to give the PM a full year to establish the listing and then revisit what my cashflow scenario looks like.

Double layer sheet rock, egress lighting and fire rated doors.