“Josh, I feel you on this one—it’s a tough spot to be in, but let me tell you, these situations are where the real players in this game prove their mettle.

I normally list them with a tenant inside and if I cant get what I want after 2 weeks Ill drop the rent a little to get someone in. I

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

Any particular place in Idaho that you are interested in? I

<<< Of course that is what I am trying to tell you but don't confuse 'advantage' with 'different' -- if your goal to is maximize your return than you should be more hands on; if your goal is more to save time and hassle then let someone else do it all for you; in the end you get what you put in. I

Hi Michael I hear you (and everyone else), I have well over the necessary 20% down in the market I’m interested in. I

Unfortunately most lack the balance sheet to obtain favorable financing, can't afford to put any skin in the game and fail to make a compelling reason for why the investment makes sense or to justify the structure they are seeking.

From what I’ve learned, focusing on properties with under-market rents can be a game-changer.

It’s a long game so worrying about the short term is kind of pointless.

To win the STR game, especially if you're a new entrant, the most important aspects are 1) Amenities2) Location3) Property type4) UniquenessAll are geared toward you standing out on Airbnb/VRBOHot tubs, fire pit, bowling alley, pools etc. or being in the best location in an area as well as being to host a large group are all things to help you win.