I've done a lot of DTS marketing and found that almost all my leads were either tire kickers or if they actually wanted to sell, the property had so many entanglements (multiple family members involved, tons of debt on it, municipal liens, etc.) it wouldn't even be worth it.

Which leads me to 2.2) I'd recast, not pay off the current position.

Enhancing guest experience with small touches, like a welcome basket or local guide, can lead to better reviews and repeat bookings.

Just struggling to find any good leads with not much access to mls and other paid services.

DOGE, that definative lineup of computer genuises, lead by Elon Musk founder/ inventor/ creator/ innovator of: Paypal, Space-X, Tesla, Starlink, ChatGPT, autonomous driving software, landing flipping booster rockets from space back down on earth with pin point precision...... ....

If you start a JV in name but do not give your partners proper control and decision-making rights and the deal goes bad you open yourself up to serious consequences which can lead to SEC violations with extremely high fines.Lastly, you can offer the project up to investors who have no voting or control.  

Seasonal Slowdown (With a Twist)The holidays always lead to a slower rental market as potential tenants prioritize family, travel, and gift-giving over finding a new home.

If the proforma has the rent roll at $1400 a month, there is a discrepancy that could lead you into a bad assumption on your business plan.Also one caveat, be aware of physical delineations around the area like bridges or railroad tracks or a canal. 

Like others have said, you need to find alternative lead sources to find a decent deal.

So it's more-so there a construction/maintenance company, who uses a PM offering as a lead gen and capture device to drive sales.