Now, you need to figure out how to find deals and pay for them.

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

I would expect start-up costs such as stocking linens/bedding, upgrading certain furnishing and amenities, and pass-through costs for listing on the OTAs (like VRBO, Airbnb). 

@Michael SimmondsI've spoken to many investors in the same predicament; I'm sorry you're having to deal with this.

I really like to think about it like online dating.

Welcome to BiggerPockets Spencer and best of luck investing!

And it's only been worse each year after.Today, the auction is a great way to overpay for something.

Hello I like to go by Rhyse online!

was it poor choice of notes.. or do you think it was straight up stealing money from their investors ?  

Are you offering any special programs, incentives, or advice to help them close out the year successfully?