That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

A realtor doing high volume, you don't have to use one you can poll 3-5 agents see what they do to get you the comps and then pick that person to help you.

I’m not sure if that helps. 

Personally, I think I would stack some cash for a year or so while I did this. 

🎉I’ve helped clients transition into STR ownership before, and your situation brings up some great questions.

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

Quote from @Kyle Carter: The comps that come from local real estate agents will be the best for this one.

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

I also make laundromat content on YouTube @Keira_Hamilton.

With that being said, what do you plan on doing different this year in your business?