Ideally we trap $0 of our investment on a ~$1m ARV (ideally we get some cash out on the refi) and conservatively STR rent for >$12k/month achieving an infinite return. 

If you can get a 4 unit and a basement, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.Personally, I am very bullish on New York and NYC itself.

Doing this will eliminate the risk of 100% vacancy ;) In the denver area, we find that 4+ bedrooms is ideal, but of course, the ideal #beds/baths will vary depending on location.

I currently manage an offroad motorcycle specialty shop, and do trackside support connecting with people to help them and to gain new customers.

Can you use a custom application and lease on apartments.com?

In an ideal world, the property would have been used as triplex for decades and would fall under a "non-conforming use," which is the technical way of saying it's grandfathered in.

Ideally, what is the ARV (or target price point) of your property?

Having a plan to secure profitable customers.

Or they'll price certain products at a loss *all the time* to get customers in the store to buy additional items.

I did not receive my ideal answer but I was glad he at least was open to hear me out and gave me some insight on what I should do next.