This is a business, it takes time and "shoe leather" and face to face "soft skills".What are soft skills?

My rentals in Hawaii are all provided beach towels, boogie boards, snorkeling equipment, beach toys, a wagon,  and other random beach stuff.

I have spent the last 2 weeks painting, furnishing and feverishly buying bedding, towels and throw pillows.

The acquisition, all the repairs and soft costs need to be equal to or less than 75% of the ARV, ideally. 

We just stayed at a house that I thought the matress was so comfortable, when I checked to see what make it was, it was a memory foam topper(sleep innovations, 2-3" topper, put that on my list for future purchases) Nice soft  sheets, soft blankets, nice pillows for all preferences and have at least 3 per person available.

We provide laundry soap, toilet paper paper towels and bottled water and weekly cleaning service.

That includes discounting the soft expenses (vacancy = 0, which is true, reserve is 0, maintenance is 50/month, management is 120/month).

@Rhonda Green I agree with @Jonathan Towell that a HELOC used wisely could be a good option. 

Part and parcel, every staudent has access to me via my cell phone number, as you, Ryan, can attest to...Well, while this was a non issue with 50 students, now days being on call like this is impacting my life in ways that are not sustainable at $295.That said, the price is going up as of July 1st.

It's hard to not throw in the towel some days but I'm trying to keep pushing through on my own but I think that's a highly personal decision.