I haven't heard of the "Binder" technique before, but it sounds like a great idea.As for increasing the Studio ADR, we are considering offering guests a half a dozen fresh eggs for breakfast since we have chickens. 

  (1) It sounds like your LLC is a separate tax filer, but the issue you may run into is that the IRS makes it tricky to buy from "related persons" under IRC 267(b) (a category that includes business entities) in a 1031 exchange. 

Regular vacation properties and second homes can struggle to qualify for a 1031 exchange, but this property in La sounds like it might live in a gray area.Your first step is to make sure that this property is a good candidate for an exchange.

This may sound like a lot of work but again, use software to automateFinal ThoughtsThe STR/MTR space is getting crowded.

Sounds like the opposite type of person you want in your asset.  

I charge $5 a day doesn't go into effect til after the 3rd. 

But sounds like your looking for a turnkey property relatively soon.

Sounds like a good deal, that’s not a lot of renovation needed to hit 1%. 1% is a dated “rule of thumb” anyway in most markets.

Oh, then sounds like you are good to go... 

After looking into their website it sounds like a great option for true passive real estate investing.Here are some key take away from their brochure...- No lockup period- Monthly distributions with no fees- 14 years in the business- Over 2,000 loans originated- Stringent lending process with solid approval guidelines- Promises an 8% hands free return- Combines private cash and IRA investors into a pool for loans- Funds are used by real estate investors to buy and rehab distressed properties which are insured and liens have appropriate title insuranceThey have 300+ inventors, closed 2,000+ loans, $550m+, and 0 loser since 2008 when they opened.