He's also very conservative and doesn't like risk much and he doesn't like changing his tried and proven strategy.

But people you're in business with should recognize the value of bringing a good deal to the table.

But I understand, it's the document we have.You mentioned the difficulty of my move, and I appreciate you recognizing that.

And those who take insult with it, we recognize it for what it is, venting anger at us for not allowing them to thieve from us. 

Pulling comps for STRs in the same vicinity has proven somewhat difficult as there are only a handful and they are either lake front or tiny home style vacation rentals.

Up to $4000 with proven success.

If you do plan on taking the passive route I'd suggest investing with a proven syndicator and not in one of the massive funds like Crowd Street. 

I wouldn't feel comfortable taking money from any friends or family without either a proven track record or without being absolutely certain in your numbers.

Once you have proven out that model, add in a deal that has some mechanical works (HVAC, roof, water heater).

I now have 30k in cash ready to invest and other assets in the stock market and mutual funds, being my age and other assets, my risk tolerance is very high and I recognize my first few deals will not have amazing returns.