This could make your ADR less competitive, but if marketed correctly I'm betting that people might perceive more value, which keeps occupancy at least the same.I'm thinking of a model where you tell guests they have "add-ons included" like grocery delivery, prepared breakfast package, attraction tickets, inner tubes, etc.

Those figures are based on market data and info I received from a property manager who toured the property.

I have never done commercial investing and I am not sure how many off-market deals like this will come along. 

I moved from Columbus Ohio to build for clients and investors and sell it's the best market in the country. 

FIRST: This is ALL dependent upon your state and local statutes, so make sure you know what you are permitted and not permitted to do in your market with regards to terminating a lease.And your post is written by someone different about once a week here on BP.  

Is there a resource whereby I can run a search for, say, the last 6 months or 12 months for all properties that were purchased "off market", not listed by an agent. 

My exit strategy is to refinance ASAP when all the work is done to a 30 year fixed as the property is off market.

I own and manage 14 single family homes, all occupied nearly 95% of the time (stable rental market in my area), and currently analyzing a deal and figured why not ask for more input from all of you!

Possible perhaps but I don't think probable.While there have been some exceptions and special programs that perhaps pay a bit more than market rent, I don't think it is that common.

It has been mass-marketed-conditioning to IGNORE the price, here is financing JUST look at the payment.