Lots of different things that you can utilize: private money, hard money, seller financing, etc.

SFH and MFH: From an HVAC perspective, the home must use less than 50% of the energy that a non-energy efficient HVAC home utilizes.

If I raise my nightly rate $25, it would pay for itself in ~3yrs, assuming the higher price didn't hurt my occupancy and it didn't create tons of extra maintenance/utility bills.What is your experience with hot tubs?

Just wanting to come up with the most efficient way to utilize it and thought you all would have some good advice here.

I would say initially we were slightly under after factoring everything in, but didn't take long to move to slightly over, and better and better.I would say two of our largest learnings in REI were around the PM:- Our PM is far better at mandatory rent increases and making tenants pay utilities etc, as where we were often afraid to ask (to say nothing for their knowledge of other rules, regulations, trends that we know nothing about)... so i would say at the end of the day our PM probably makes us money rather than costing us money.- For us, this is a long term game and all about lifestyle. 

But paying around $1100 for rent + utilities. $200-$300 / month on groceries.

Is there other income that's not being utilized (laundry or other)? 

It gets messy drawing the line in the sand between investment and personal use/utility.

Like in this case where the lot is undeveloped and you will need utility taps, vs. a tear down and rebuild. 

You can do well for 300k in Memphis and if you are moving in, you can utilize an FHA loan to save cash for repairs you might need to do.