Hi Aaron,If your minimum requirement is always 2 nights, you can set it in your base rate. 

@Corbin Wafford - you are correct that anything under 5 units is valued based on local comps.That said, I always ignore this rule and I base my MAO as if I were buying a commercial property.

@Joy FuchsI would say the decision needs to be based on your building experience and goals.  

For those people SAVING less than 30K per year... rentals or turnkey rentals are the way to go at least until you have a good knowledge and cashflow base of a couple thousand every month.

Soft costs will vary based on impact fees, professional fees, RE taxes, carry costs and mistakes covered in your contingency.

It is all CBT (computer based training) with an additional yellow book for studying. 

Here is the summary of my situation that requires creative thought:Location: DC Suburbs (Clifton, VA)Original sale price: $300KOriginal mortgage: $240K ($60K down)Money spent rehabbing property since 2008: $70KTotal cash invested: $130KCurrent sale price (based on comps): $430KAmount owed on mortgage: $208KPotential cash generated from sale: $($222K, not including transfer costs)Estimated Monthly Rent: $2,200Current Monthly Payment for M/T/I: $1,300 *Biggest yard and likely one of the most updated homes in a desirable community where "average days to sell" is less than 14.Now the issues:Need $100K-$150K out of the house (or via investment) in order to put down-payment on next home, which will be primary residence (probably a $600K home).I've plugged numbers into every rent-or-sell calculator out there, but always feel like I'm missing something big.

I'll paint oil-based Kilz on any exposed char or smoke damage post demo, add new HVAC and plumbing, do a complete rewire, install 3.5 new baths (only 1.5 are new; others will be re-dos) and a new kitchen. 

It will likely sell to an out of state investor based on my conversations recently with co-workers etc.Thanks for starting the conversation!

I currently have a property management company based in Baltimore not performing to my expectations unfortunately.