As a licensed realtor and investor here in the Cleveland market, I have plenty of experience working these deals and always eager to help others on their real estate journey.

My advice is to take your time learning the ropes and understanding the market.

I have done two BRRRs and am still a huge fan of the value adds (working on a 3rd deal flipping it right now) but would say since covid 95%+ of value add deals do not work for any equity creation even the bs wholesalers send out.

In most markets that's closer to "A" room paint with trip charges.

Buyers are still out there.Are you marketing and pricing your properties effectively to attract Buyers?

Sounds like your target market (or guest avatar) is fisherman/outdoorsy vacationers.

At 4.5 stars, you are really hurting in a very competitive market so you might consider redoing the pics, more themed kids bedrooms and start over.

One thing to consider is PM options and being limited to who you can use and how they market the property.

It will be very difficult to do that in a location other than your market.

Also, appraisals are valuations at a point in time, and commercial markets can change rapidly.