We've targeted STRs in other areas based on factors like ensuites in every room vs the actual number of bedrooms, so size wise is less of a factor in our search. (2-4 beds, would be the range). 

One was a SFR I rented out for 30 years, never made much on CF but sold for 1.2 million, original purchase was 140k and total actual cash invested was less than 75k. 

This was actually a referral from another person I had bought a house from.this one was pretty easy.  

How do you know it's actually gone up $70k?

In fact even with all the hassle, this has been my most profitable property because the cash flow is the highest and with all the late fees added in I actually had a decent year.

We are actually getting ready to close on an acquisition in a couple of weeks, and also merge into our existing office.

But as James so astutely observed, I have a tough job:) I'm new at this and I'm genuinely asking for help with my pitch, not pitching you folks but it seems like there are flaws in the actual product that I'm not understanding. 

Either you use a mileage allowance of 67 cents per mile or you use a more complex method called actual expenses.

One of the single most important pieces of advice that I have ever received is that Timing the Market doesn't work, however, Time In the market does.  

Are there any other “cover my ***” pieces i need to have?