The rental property generates approx $5k of positive cash flow per year.

What I have found when optimizing my marketing dollars is that the return on investment within 30 minutes of a metropolitan city is little to none.

Put the pressure on the tenant to pay any advisory or broker fees to their own broker

Is that just the origination fee or does that include other items?

That being said you can get significantly lower rates and fees on a commercial portfolio loan that uses a DSCR calculation along with looking at your global cash flow.

I'm not a cash-flow-or-bust guy or anything -- appreciation is the biggest wealth-building tool in real-estate -- but if you're buying an STR in the middle of any Colorado ski town, you're losing so much money per month. 1.

Followed by your required Fees Upon Termination? 

Most of the investors I know that complain about cash flow only flip 1-2 properties per year or own like 4 doors.

I’m ok with it taking a while and some paperwork though and up to a couple grand in legal fees especially if I get to keep my downpayment and my parcel.  

Because the cash flow isn't that great due to HOA, I am hoping to find a PM who is competitively priced with their fees without sacrificing quality.