Happy to jump on a call and share some of my experiences investing in Columbus from when I started off as an OOS investor from CA. 

In general, I price myself 10-15% high outside of my avg lead time, and discount fairly aggressively inside the lead time.This strategy attempts to capture both the planners who will pay a small premium to secure a good data ahead of time, and the last minute deal seekers.In general, it seems many people don’t vary between weekend and weekday pricing enough IMHO.2 ideas I’ve toyed with… in 2+ years I’ve never not booked a weekend.

I did my analysis as if I was not house hacking one of the rooms or as if I was counting myself as a paying tenant. 

Sure, but it's called creative financing which of course we teach, and in my humble opinion requires someone who knows what they are doing to properly put it together.  

I have a house that I am renting to my sisters family.

My property just very recently became fully occupied.

Anybody that has experience with them and could give my your thoughts on it would be greatly appreciated. 

He might be using this repair as an excuse to not pay rent, or with intention to move out (which would be music to my ears at this point.) 

Seems perhaps a little low -only say this because my 4bed in Arvada CO is about $290/mo and with the Boulder/Louisville fires a few years ago a lot of insurance has gone up like crazy in the front range. 

I would appreciate it very much if someone who is involved in real estate in Memphis, either as a realtor or as an investor, would private message me so I could have a text conversation and ask my questions.