I am glad to get any information from all the seasoned investors on here

I've gotten my best deals during the holiday seasons on properties that sat on the market for 6 months and I've lost the most money trying to raise properties from the grave.

When / If there are secondary lenders for LLC / commercial loans (that do not hit my credit) there will be I'm assuming another 2k after the "seasoning" period.So now I'm $5500 in closing cost alone....My thoughts are if my lenders will close fast enough for my sellers I can rid myself of the cash closing unless it's just a crazy good deal, but I would love any feed back on ways to move into a 30 year when I'm pulling my cash back out.Also should I use the portfolio portion of the loan to acquire and slowly move them into 30 years?

I can imagine more of the newer investors not readily investing right now but I'm sure more seasoned don't see an issue from the current market.  

Hoping to capitalize on the demand for proximity to the city AND attract seasonal guests when the weather is warm.

Keep in mind that the listed nightly rate is usually the lowest nightly rate (for example, a weekday in the slow season) and weekends and holidays could be much higher.That research will get you an idea of what others are making, which is important to know.

Something you always want to shift back to the bank:)The next bucket I do IF I plan on keeping the property long term, want to move fast, need short seasoning, and don't have the debt to income to qualify.

Just wanted to share a situation that will benefit brand new investors and the most seasoned.

I'd offer something closer to $22k.Regarding your analysis:Most banks require a 6-month seasoning period before they'll loan based on a new appraisal.Do you have a lender lined up that will write such a small mortgage?

U.S. average is closer to $4k, but this is very local.Most lenders require 6-months seasoning before they will lend based on a new appraisal.Your vacancy, repairs, and CapEx are all very low.