To play devils advocate for a moment, to the mentor program, you asked and they said you could speak to another client.

I've thought about turning it into a small park/playground so she'll have it to play at as she grows.

I've been involved in the vacation rental business for 20 years and have bought/sold seven of my own properties in the last ten.One word jumped out at me from your post - 'emotion' - and I'd advise removing that as much as possible from any buying decision when looking at purchase that involves a vacation rental goal.Of course, your own criteria comes into play because you want to use the place yourself, and you have experience with visiting the area, but you should also consider the needs, wants and desires of your potential guests.

I feel like I'm playing Monopoly, haha.

Anyone who plays an alto sax should have some space around them, unless it's a commune of musicians!

This deal is thin,$5K in repairs,equity is too thin,rent spread is too thin, Possible play: get an option to purchase via sub 2, record the option, sell the option to your investor buyer.

By the way, I read your blog post about playing to your strengths as an investor and really enjoyed it.

I pretty much just play softball, pickleball and golf these days and don't pay a lot of attention to BP.

I don't play that strategy, however, if ever it will be a flip and you do not want to rely on the market appreciation to assist you, then you must buy right now.Assuming $600k is the current ARV and $60k to get it there, your max offer should be $390k (75% all-in - purchase plus rehab).

Then we will retire and I get to play real estate investor.