Out-of-pocket capital improvements and repairs anticipated during the first year12. 

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

For my short term rentals I am really going to focus on adding improvements that will increase my daily rate and guest experience.

I could add this4) Maximize agency financing to improve overall returns safely

Improve the property2.

It usually starts with a thorough walkthrough of the property to list all repairs and improvements.  

Whenever you get the chance check it out!

Over the past 6 months I have been really researching and devoting myself to self improvement and learning.

This could improve your margins.Occupancy Rate: A 60% occupancy rate seems low for Jax Beach, but that is a reasonable conservative baseline. 

If I'm looking for a used phone then chances are that I'll be able to find a listing that's a great deal (substantially below market rate) after some time.. but with houses that wasn't the case.