I'm going to be dropping the hammer on some guests who stayed over Christmas, were SUPER PICKY about everything and had me scrambling on Christmas Day to find pots and pans that didn't have superficial scratches on them... and then left the place a total mess, didn't follow any of my check-out instructions, my housekeepers picked up an entire garbage bag worth of trash - and it was just two people!  

Wix.com for a website if you want to take direct bookings and save on fees, keep your cleaners happy (pay them well and tip at Christmas, etc), join the Smoky Mountain Owners Facebook group which is chock full of helpful people.Oh, and if your HVAC unit is more than 6-7 years old just replace it.

I just have a coffee with him before Christmas and I raise the issue on the flipping.

Christmas was slamming -- 100% occupied in December (at a low introductory rate, mind you!)

I also contacted the future tenant and explained that the rehab has begun and that he should be able to move-in in about 5 days.Day 3 December 23, 2015 ~ We tried to get as much of the rehab done as possible since Christmas was quickly approaching.

How often do things actually brake in the middle of the night or on Christmas day or something like that.

I took her to San Diego for Christmas and it was in the 40's and she couldn't handle the cold!

I am a value investor and do not know the neighborhood or bldg class you are considering however is this an investment or a trophy?

With that to the side, I recommend getting yourself set up for real estate first by improving your credit, cut debt if you have any, do odd end jobs or get a second job to save, be creative about work too such as put yourself up on Craigslist to put up lights for people for Christmas so they don't have to.  

SO this deal fell through for two reasons: The buyer wanted to get to the closing table in two weeks tops (Before Christmas).