I have a unique situation and I am looking for feedback from other experienced real estate professionals.  

I have read other threads regarding this topic, but found myself in a more unique situation compared to the ones I found as it's only one month vs several.

Hi All,My mentor recommended I ask for some help here for my unique situation.

I was interested because no one was biting at it and it was a unique situation.

Bike Week, Daytona locals, NASCAR, college students, ... its a unique city. 

With smaller properties like this the values a usually determined more form a comp standpoint over CAP rate as they could be worth more depending on location and uniqueness of the property.

I spend an additional amount of time with my unique marketing.

Now there is no way to find out exactly with a conversion rate but we figure it was creative and unique since none of my partners and I golf.

However, there are no comps as this is a unique property type.  

The fact that it has not sold is a red flag.If you have found something off market or unique that no one else has seen then you could put it under contract for a study period and reach out to experienced developers and offer to partner with them.