I talked to contractors and construction management companies and learned more about renovation in the last 2 years than I ever have, talked to multiple lenders - a few did some shady moves trying to charge me fees that are illegal (reported her to her supervisor). 

Called around for 3 days and had to pay a 800$ broker fee for him to put wrong address 7000 a year insurance.   

You could also hire a professional cohost for a reasonable fee who can walk you through the process 

The 5 year proforma by DEFINITION is based on a whole slew of assumptions about a whole host of issues in the future - national economy, local economy, interest rates, cap rates, rental rates, political and geo-political factors.

So, something to think about, the guests will be paying airbnb's taxes/fees etc.  

@William Walker I definitely factor in time vs cost.  

Long term management fees range from 8-10%.  

Well, that will depend on a few external factors like market, rates, capital access.I looked into the Boise market for my clients. 

You spend a lot of time reading material and doing research, hopefully in a year or two you buy a property.Coaches fall into two groups, both of which have entry fees.

How can I hone in on key factors like income, ADR, occupancy, etc?