Curious to hear any creative approaches that have worked in today's market.ARV and future value are speculative so when I am looking at property I am looking at it for longer term - does it fit within my strategy based on conservative estimates.

Or, would it be beneficial to hire an employee to handle day to day tasks?

You absolutely want to be concerned with this.I would just argue what you're concerning yourself with today may be totally different in that 10-20 year period.

However, if I purchased at today’s rates (or cash out refinanced it at high LTV), it would still be negative cash flow.  

As for other amenities, some crowd-pleasers that won't break the bank are coffee maker + starter pack of pods, basic workout equipment (yoga mat, resistance bands), phone charging stations by the beds, and basic kitchen essentials like olive oil, salt/pepper, coffee filters, etc.

Just spoke with a business dev rep from BAM today, good conversation, said theyre not worried about rates right now and have plans in place to account for them. 

For others that don't do this day to day, it may not be so basic.We use FINDIGS.

I am not very familiar. several thousand acre cattle ranch at todays dollars depending on location will be in the multi millions..

You can shift your perspective to enjoy what you're doing, yet reap the long term rewards by planting the seeds today. 

Don't limit your future financial freedom to just where you live today.