Just closing a mortgage takes a crazy amount of time... plus the nightly rates market is very low... 

We've had only 5 vacant nights from then to present (May 2022) and our income ranges between $2500-3000+ a month which more than covers our mortgage.

That way when your victims, oops I mean students, inevitably fail you can keep finding others to fleece, and sleep like a baby at night. 

I'd like to add "preparation time" across all channels for our property (AirBNB, VRBO, direct)... ensuring that there is a 1 day gap between bookings (no same day turns).I've been told I should be able to achieve this result with the "Adjacent Day before/after an unavailable night" feature, but I'm not able to get it working.Anyone know how to make this work?

We manage 37 units currently and we seldom if ever get late night phone calls … or phone calls in general at all.  

For example, you could offer a special deal like, “Stay two nights in August and receive a s'mores package or tickets to a local restaurant or waterpark.”You might also think about donating a week to a previous guest or a family in need.

.- Commercial lines of credit - CLOC's - simple interest based on rate/365 similar to AIO but the account does not sweep each night there is a min interest monthly payment similar to a HELOC (AIO sweeps daily at 12:01 AM) The strategy can be done with some other vehicles too like personal lines of credit but the problem is personal lines generally have a really high interest rate so I dont recommend using those.

Avoid multi family properties in areas in Cov and Newport that you would not feel comfortable walking through at night, which is most everywhere there except up on the hills.

These units run roughly 100k and rent for about 250$ per night, just to give a scope for our type of starter investment.Between my wife and I, we have a grand total of 0 years in real estate investment experience, but we really believe in the area and real estate we will be investing in.

When I go to my building, I never go at night or late afternoon.