Here are a couple things that have come up a bit unexpected on me that you should consider: 1- You have a lot of soft costs missing from your stack that you will need to account for.

Meanwhile, I’ve been soft flipping (living in the home, renovating as we go and selling for profit).

Another thing we did to help systematize was to set up automatic Amazon deliveries once every three months with everything we need to resupply our STRs (TP, paper towels, K-cups, air fresheners, soap, shampoo, ect..).

You could also connect with hard money lenders and get a soft proof of funds (pre approval letters).

Time is money and flushes cost 10 cents.There are soft drinks available at restaurants?

Your soft cost ratio will probably be about 30-35% of your hard costs.

My only recommendations would be to shell out for professional photos and add some "details" shots such as a set table, folded towels on the bed, etc. that give it a hospitality feel to it.

I just looked at a video that the owners of freedom soft has on youtube, its over an hour, but its the best ive seen so far, it does everthing you would need to do 

David,For me, I look for a 20-30% return on MY CASH invested every year or when you get your cash back via a mortgage, I at least need to net $101.00 per door after Taxes, Insurance, Vacancy, Repairs, Property Management, Mortgage, and All Other Expenses (Hard and Soft).So on the example I shared above where I actually walk away with more cash than I came in with, I would just need to net "over a hundred a door" and if I had 20K tied up, I would want to net 4000-6000 per year.The ARV is what you can sell it for when your done, it is the amount it would be appraised for, you can find this number via Comparative Market Analysis which is usually free from a Realtor.  

So I'll put you, excuse me, your friend, on the email list for the soft rollout in early 2020.