As I read over your numbers it seems you are approaching this as a rental instead of a Bed n Breakfast.

It is a side-by-side 6 bed, 2 bath from the 1920s and the sale is at 2,000$.

@Jason Gines purchased a 3 bed/2 bath split level 1800sqft home in Stone Mountain area for $101,000.

Any and all opinions and knowledge is welcomed.... thank you in advance. 3 bed 2 bath, 1831sqft, built in 1946, .30 acre lot. 145k cash only (wouldn't offer asking price) ARV 275 (lower end of value) rehab costs 57-60k ( I used 30$sqft because I haven't seen the property yet) 3 points for being a new invester = 6100 loan amount (since I'm a first time invester) 205k @ 12% for 12 months = 2400/Mon holding costs = 15, 600 (6months) includes taxes insurance and utilities for 6 months.closing costs = 19000 (paying 6% realtor fees,title fees, etc)total cost =245,700 selling price 275,000 = 30k profit.I also have equity that I have built up in my current home that I could use for renovations or getting better loan terms as far as putting some money down.

All the living room furniture, TV and kitchen supplies are mine, so I think it was appealing for people to just bring their bed and their toothbrush and be ready to go. 

HA/VRBO allows me to upload my house rules as an attachment.More specifically in regards to sheets on beds they have slept in and dirty towels.Do you have them strip the beds that have been slept in and leave sheets by washing machine?

I have a condo in Algonquin Illinois (3 bed, 2 bath, 1890 sq/ft) that I had bought for $265k in 2006. 

I recently helped a buyer to get a brand new trailer home that was a double-wide and over 2,200 sq ft - 3 beds, 2 full baths, in a 55+ community for $147,000 with upgrades for a car port and central air.The unit I have under contract with a buyer in a different 55+ park is a manufactured home, also 3/2 with car port and central air at $179,900 - and it was built in 1985.If you're thinking of buying individual homes to rent to tenants, I'd consider a 55+ park on the theory that people that age will hopefully not be engaged in as many, shall we say, "youthful indiscretions".

Our costs are anywhere from $25-$95 a month per property and we have everything from 1 bed condo/ small house to 4 plex properties.  

Do your own internal rent survey of bed bath count and similar sq footgage that is current indicator