How would I find comps for other commercial properties like gas stations and hotels?

Basically, more than a certain amount of STR and MTR in the same building were considered a hotel and I would have had to have 24/7 staff on site.Were you able to get around that with the local municipality?

You can do it on a SF rental, an apartment, a car wash, a golf course, a hotel, a warehouse, etc. 

He has extensive experience with hotels and renovations.

They are a commodity, and owners are competing directly against hotels in this space, so rents are ultra low.

I made some in depth STR marketing videos on youtube (I come from a hotel marketing background) before I joined BiggerPockets and people loved them.

One of my personal measures of a good hotel is if someone with a managerial title is taking the time to reply to every review, positive or negative.

Sure it does. but depending on who the celebrity is/was.....That's why so many little hotels, boarding houses, vacation rentals, etc..... feature this in their advertising.And in some cases, you will not get more money, but you will get more guests.A little while ago, I went to Tombstone AZ and stayed in 'The first boarding house in Tombstone'....really cool place but kinda small and, well....old feeling.

I just got under contract on a hotel that I will convert to workforce housing. 

Not a hotel.