Should I make 2bd 1 bath in a quiet town 35 minutes from the big city a MTR with 2 queen bed sets or 1 queen and make the second bedroom an office or even an entertainment/exercise room? 

Also, a room rental a lot of the time needs to have some luxury items that draw attention like a hot tub, pool table, nice entertainment area, etc. 

IDK if you have special circumstances though like a heated pool, or outdoor lighting etc etc... if its just the home I think that quote is high.

My buddy sold his profitable SFR in 2018 and did a 1031 exchange into two really nice 4 bedroom homes just a couple miles from the entertainment district.

The markets with an outdoor draw are thriving right now, especially post Covid.

Just read the entire thread and it was far more entertaining than I imagined when I stumbled onto it. 

The market is strong and the demand is steady, particularly during peak seasons when Texas State University is in session, and summer months when people are looking to take advantage of the many outdoor activities the city offersI would recommend focusing on properties that have a unique selling point, such as proximity to the river, historic architecture, or unique amenities like a pool or hot tub.

@John Underwood - I had an outdoor motion floodlight for safety that they kept turning off simply because it was next to the kitchen light switch by the front door.

This post is for entertainment and should not be construed as legal advice.

The only issue that I have heard is a problem is if someone were to face an outdoor camera towards a neighbors window or directly at their pool.