With the massive increase in STR properties in the US, I am hopeful that lenders and appraisers will evolve to apply income/exp metrics to STR deals specifically, on top of generic property comps.

.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

I would recommend talking with an experienced loan broker and take a look at the Lenders tab at the top of the page.

Fourplexes in Georgetown today easily top $600,000+. 

However having developed many subdivisions myself I was able to work with my client ( who is a very experienced civil engineer that did projects in NYC) So determined that with the base zoning it was not a matter of if it was how many and how  long to get approved.this is probably one of the top 10 markets in the entire US for new builds you would not have Toll brothers there if it was not.  35 minutes or so West of Dulles and all the high tech in that area..

You can find something in Durham and parts of Raleigh, specifically zips 27610, 27603, and parts of 27604 that would meet your criteria, however generally speaking most of the inventory that would fit what you are looking for in Raleigh or Durham would likely be in neighborhoods that I personally wouldn't want to invest in, C- to D type neighborhoods.

The Austin metro was among the hottest destinations in the country for where people were moving last year, according to the latest annual ranking from U-Haul International Inc.Austin ranked No. 5 among the top U.S. growth metros in 2024, and Texas was the No. 2 state for move-ins — bested from the top spot after three consecutive years by South Carolina, according to data released Jan. 2 and Jan. 3.The Dallas-Fort Worth-Arlington area took the crown for the top growth metro in the recent list, followed by Charlotte, North Carolina (No. 2); Phoenix (No. 3); and, Lakeland, Florida (No. 4).

It sounds like you may be a better fit for a smaller operation that still offers guided tours.

Great people, intuitive platform, get their K1s out on time and returns have met expectations...one of the reasons I am invested in two funds at this point as the first investment was really to test the waters and validate I was a good fit.  

If you'd like to, let's jump on a call to see if we'd be a good fit to work together.What would you estimate the average rent to be on one of the smaller new builds say in the high 280s a 3bd/2ba.