The competition is fierce, so simply rearranging photos, swapping some in and out tells the algorithm that you're an "active" host and you'll be more visible on the platforms. 

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

But with inventory being low and you having a guest house, it might stand out.

I suspect the easiest thing to do is do a cash out refinance to pull enough funds to pay for the rehab. 

It's not the same as kicking your own mother out onto the streets.

We got out of condo conversions couldn't really sell any of them and transitioned to ground up development of single family homes and three story walkup triplexes on a build to rent model which is much easier for us to manage and our exit isn't a sale it's just a refinance. 

Whether you’re just starting out or you’re a seasoned investor, BiggerPockets has a ton of resources to help you along the way.

There's no perfect software out there.

I am in the Tampa Florida area and I would be happy to help you out! 

I transitioned out of existing inventory and things like worse markets there wasn't enough capital drivers or growth to make the numbers work.