In addition to the roof, does anyone have any suggestions on light rehab ideas that could bring the value of without disturbing the tenant too much? 

This is likely going to mean a distressed property meaning a larger rehab and potentially a forced appreciation of an additional bedroom adding an additional story, finishing the basement whatever that might be, but finding that potential is where your delta or margin is going to be between the cash invested and ARV is where the "low risk" is built in for my and my way of thinking.Additionally if you want low risk on the vacancy side of the equation leaning towards multiple units to spread that risk out is always a good play as well.I also think "variety of exit" or flexibility in an exit is another major component to "low risk".  

I hesitate to suggest that method and would be a bit more amicable with you being less leveraged on less positions(quantity of houses) in favorable locations(high quality areas). 

One thing I learned on this property is the power of using Equity from other deals to cross collateralize and buy additional properties.

The issue with hotels which is different from other CRE asset classes like Office, Multi-family, etc, is additional supply can instantly affect your bottom line.  

If your house is paid off, you are in a good position; but the last thing you want is to grow your RE portfolio too quickly and not have the reserves needed if you have an unexpected repair or vacancy. 

Give the project a positive name.

I think I moved too slow, although I was using that time to flip properties in Denver to build up additional capital.  

I'm aware of the associated property fee, but I'm curious about other aspects, both positive and negative.

The cost of the repairs the tenants are responsible for is an additional $4,526 after taking thier full security deposit ($2,775).