I buy in Birmingham where okayish properties list for 50k, can be rent ready for 2-5k, and have ARVs of 80-90k.
If I can put 5k in and get the appraisal to 85k that will allow me to be front end profitable on rentals...

STRs in Las Vegas are highly regulated and the illegal ones are currently being handed fines at $1000 / day listed. 

If you are in an active market with many recent sales of 2-4 units homes the appraiser will be able to find a few highly similar properties that have recently sold that are highly reliable indicators of value.

We have high-quality data and the best prices.

The repairs needed are estimated at 80k (this is a high estimate to allow the investor to chose roof type and other contractors in the area for some other repairs needed).

1000 to 1200 maybe OK you get more ratios that are better than that on paper your going to go into high risk areas .. just saying.

We could easily put in a ministorage down the road or some other high caprate investment.

I would highly recommend reading Bigger Pockets Book written by Avery Carl called Short Term Rental, Long Term Wealth.

So I need to make sure it's working.The 7 night stay is to ensure that we rent 100% of the nights during the high season.

I am a high income professional blessed with a schedule which allows for significant time off I'd rather spend with my family and hopefully investing rather than selling real estate for the commission (I'd rather work extra at my job).