How an IT Worker Built a $3,500/Month Airbnb with 75% Occupancy
Preston Seo
Grayson Nichols earns $3,500 per month in profit from his first Airbnb arbitrage property near Austin, Texas. Working remotely as an IT professional, he joined Legacy Investing Show in October 2022 and went live with his property by July 2023. By October, his century-old renovated house achieved 75% occupancy with bookings extending as far out as April of the following year.
This case study breaks down exactly how Grayson built his first Airbnb business, including his unique approach to landlord negotiation, the security deposit strategy that funded property improvements, and the amenity decisions that helped his listing compete without a pool or waterfront location.
In this article:
Quick Results: Grayson's Airbnb Arbitrage Numbers
| Metric | Value | Context |
|---|---|---|
| Monthly Profit (Peak) | $3,500 | October 2023 |
| Monthly Profit (Initial) | $1,000 | September 2023 |
| Occupancy Rate | 75% | By month 3 (October) |
| Properties | 1 | First property, near Austin |
| Property Age | 100+ years | Recently renovated by owner |
| Security Deposit | $2,300 | Negotiated for property improvements |
| Time in Program | 6 months | Joined October 2022, live July 2023 |
| Setup Time | 2 months | From signed lease to first booking |
| Primary Platform | VRBO | Majority of bookings from VRBO |
| Booking Horizon | 6+ months | Bookings extending to April |
Grayson's Background: From IT Worker to Airbnb Host
You don't need to quit your day job to start Airbnb arbitrage. Grayson Nichols is proof: he built a $3,500/month side business while working full-time in IT, using his remote work flexibility to study the business and manage his property without sacrificing his primary income.
The Remote Work Advantage
Grayson works remotely in IT, a setup that gave him two key advantages for starting an Airbnb business. First, he could do his job from anywhere with a laptop, which meant he could study the Legacy Investing Show course modules during downtime without needing to take time off work. Second, being location-flexible allowed him to be more hands-on with his first property during the setup phase.
This flexibility matters more than most people realize. Grayson spent about six months going through the course material at his own pace, absorbing the strategies, scripts, and spreadsheets without feeling rushed. He treated the learning phase as an investment rather than a race to the finish line.
Discovering Airbnb Arbitrage
At an early age, Grayson decided he wanted to start a side hustle. The appeal of short-term rentals was the combination of relatively low startup costs compared to buying property, the potential for meaningful monthly cash flow, and the ability to start while keeping his day job.
When he found Legacy Investing Show, he saw a structured path to making it work. The course provided the frameworks, scripts, and support he needed to move from curious observer to active operator.
"I work remotely. I do IT, so it's very easy to do from my laptop wherever I am. It also gave me a lot of time to do the modules whenever I had just some downtime."
The Airbnb Arbitrage Journey: Grayson's Timeline
October 2022: Joining the Program
Situation: Remote IT worker looking to build a side income stream.
Grayson joined Legacy Investing Show in October 2022 with a clear goal: learn the Airbnb arbitrage business model thoroughly before taking action. Rather than rushing to sign a lease, he committed to understanding every aspect of the business first.
Over the next six months, he worked through the course modules during breaks and downtime from his IT work. He studied the landlord scripts, learned how to analyze deals using the provided spreadsheets, and absorbed the strategies for property setup and management.
"I did the course for about 6 months, just kind of hopped in and out, figured out the right time, looked for markets."
Spring 2023: Property Hunting
Situation: Ready to find a property but facing market challenges.
When Grayson started actively searching for properties, he encountered his first major challenge: Austin's regulations around short-term rentals made operating directly in the city difficult. Many beginners would have seen this as a roadblock, but Grayson saw it as a filter that would reduce competition.
He broadened his search radius to include smaller towns outside Austin while staying within an hour's drive. This allowed him to remain hands-on with his first property while finding a market with more favorable conditions for Airbnb arbitrage.
Using Zillow, he methodically filled out the Legacy Investing Show spreadsheet with metrics on potential properties. The first property he flagged as promising turned out to be the one he ultimately secured.
July 2023: Going Live
Situation: Property secured, improvements made, listing launched.
The property Grayson found was a 100-year-old house that the owner had recently finished renovating. The landlord had invested significantly in major improvements including a new roof, new floors, and a brand new air conditioning unit. What they needed was someone to furnish and operate it.
The setup process took about two months, which Grayson notes was longer than strictly necessary but gave him time to do everything right. During this period he negotiated to use the $2,300 security deposit for property improvements, installed a gravel area with a fire pit, added outdoor string lights, and arranged for professional photography.
One notable challenge was arranging proper insurance. The landlord rightfully wanted to ensure everything was properly covered, and working through the insurance requirements took longer than expected. But once that was resolved, the listing went live.
First Property Setup Stats:
Security Deposit: $2,300 (reinvested into property)
Major Improvements: Fire pit area, gravel seating, string lights, outdoor grill
Photography: Professional photos from Legacy Investing Show recommendation
Setup Timeline: Approximately 2 months
Platforms: Both Airbnb and VRBO
October 2023: Hitting Stride
Situation: Listing gaining traction with strong occupancy.
By October 2023, just three months after going live, Grayson's property had achieved 75% occupancy for the month. The trajectory showed clear improvement: July and August were slower as expected for a new listing, September brought $1,000 in profit, and October exploded to $3,500 in profit.
Even more encouraging, bookings were already coming in for November, December, and as far out as the following April. The property was building the reputation and review history that would sustain long-term success.
"October is currently our busiest month. We've got about 75% of this month booked out. It's been great."
How to Choose a Market for Airbnb Arbitrage: Near Austin Strategy
When your target market has challenging regulations, look to adjacent areas where demand spillover creates opportunity. Grayson chose a smaller town outside Austin because it combined proximity to a major metro with more favorable operating conditions.
Why Near Austin Works for Short-Term Rentals
Austin is one of the most popular destinations in Texas, drawing visitors for its tech scene, entertainment, live music, outdoor activities, and events like SXSW. However, Austin's regulations around short-term rentals can make operating directly in the city challenging.
Grayson recognized that nearby smaller towns benefit from Austin's demand drivers while offering:
More Favorable Regulations: Smaller towns often have less restrictive STR policies than major cities.
Less Competition: Fewer operators means less price pressure and easier differentiation.
Unique Character: Historic properties and charming downtown areas that guests can't find in generic suburban Airbnbs.
Lower Operating Costs: Rent and other expenses are typically lower outside major metros.
The Walkability Factor
One of the most powerful differentiators for Grayson's property is its proximity to downtown. Guests can walk to coffee shops, restaurants, and entertainment without needing a car.
Multiple guests have specifically commented on this benefit. In a market where most properties require driving everywhere, a walkable location creates real competitive advantage.
"If you can't have a natural attraction, look for proximity to the downtown area. I can see downtown out the front door. We've had guests comment that you don't even need a car if you're going to be here because everything is so close and walkable."
The property's 100-year-old character adds another layer of differentiation. That kind of authentic historical charm is impossible to replicate with new construction or typical rental properties.
Airbnb Arbitrage Strategies That Actually Work: Grayson's Playbook
The difference between a struggling first property and a profitable one often comes down to small strategic decisions. Grayson's approach demonstrates how thoughtful execution beats rushing to launch.
Strategy 1: Security Deposit Negotiation
What it is: Negotiating with the landlord to use the security deposit for property improvements that benefit both parties.
Why it works: Most landlords want their property well-maintained and improved. By proposing specific improvements that the security deposit would fund, you align your interests with theirs while reducing your out-of-pocket costs.
Grayson negotiated to use his $2,300 security deposit to revamp the lawn, which had been neglected because no one had lived in the property for a while. He used the funds to bring in gravel, create a seating area, and install a fire pit in the backyard.
This approach came directly from the Legacy Investing Show course material. The strategy converts a dormant deposit into an asset that improves the property and increases booking potential.
Grayson's Results with This Strategy:
$2,300 redirected from dormant deposit to value-adding improvements
Fire pit and outdoor seating area created
Gravel landscaping installed
Property photos improved dramatically
Landlord relationship strengthened through visible improvements
"One of the things you teach in your course is trying to use that security deposit as just money that you can reinvest into the house. I was actually able to get the landlord to agree to let me use that $2,300 to revamp the lawn."
Strategy 2: Landlord Trust Building
What it is: Using transparent communication, in-person meetings, and specific benefits to earn landlord approval for short-term rental use.
Why it works: Many landlords are skeptical of Airbnb arbitrage because they don't understand it or fear property damage. Building trust before and during the lease negotiation addresses these concerns directly.
Grayson followed the Legacy Investing Show script for initial landlord contact. He didn't lead with Airbnb or short-term rentals. Instead, he positioned himself as a small business owner who turns properties into beautiful homes for traveling professionals and families.
Critically, he offered to meet the landlord in person at the property. This face-to-face interaction let him demonstrate that he was a real, responsible person. He was complimentary about the renovation work the landlord had done, which showed he appreciated the property.
Key Trust-Building Points Grayson Used:
Presented himself as a small business owner, not just someone wanting to Airbnb their place
Met the landlord in person to walk through the property together
Complimented the renovation work they had invested in
Explained that the property would be cleaned frequently because his reputation depends on it
Offered the landlord freedom to check on the property whenever they wanted
Was completely transparent about his intentions
"I think what really helped is I was willing to actually meet her here and kind of just walk through everything. She was able to see that I was a real person. I think I represented myself well and I was very complimentary of the house."
Strategy 3: Studying Top Performers
What it is: Analyzing the highest-performing listings in your market to understand what amenities and features drive bookings.
Why it works: Top performers have already validated what guests want. Rather than guessing, you can reverse-engineer success by studying what they offer.
Grayson wanted his property to stand out but faced a challenge: he didn't have a pool or waterfront location, which are common differentiators in his market. Instead of viewing this as a permanent disadvantage, he studied what else top performers offered.
He discovered that almost all high-performing houses in his area had some sort of social gathering area where groups could hang out together. Fire pits were extremely popular. Outdoor string lights appeared consistently across successful listings.
Grayson's Research Findings:
Fire pits were present in almost all top-performing properties
Social gathering areas where everyone could congregate were common
Outdoor lighting like string lights created ambiance and photographed well
Grills were standard expectations
These amenities are relatively inexpensive compared to pools
"I was looking at all the top performers in the area and a lot of them had kind of social areas where everyone could gather. A fire pit was a really easy way to do that."
Strategy 4: Multi-Platform Listing
What it is: Listing your property on both Airbnb and VRBO to maximize visibility and booking opportunities.
Why it works: Different guests prefer different platforms. By limiting yourself to one platform, you're invisible to a significant portion of potential guests.
Grayson discovered something that surprises many new hosts: the majority of his bookings came through VRBO, not Airbnb. If he had only listed on Airbnb, he would have missed most of his business.
This insight is particularly valuable for hosts who are frustrated with slow bookings on Airbnb. The platform that works best varies by market, property type, and guest demographic. The only way to know is to list on both.
"Surprisingly, the majority of our bookings have actually been through VRBO. So that's a super good thing if you're not getting a lot of bookings and it's only listed on Airbnb."
Grayson's Airbnb Arbitrage Results: The Numbers
Grayson's first property generated $3,500 in profit by month three with 75% occupancy. Here's the complete financial progression of his Airbnb arbitrage business.
Monthly Progression
| Month | Status | Profit | Notes |
|---|---|---|---|
| July 2023 | Launch | Low | New listing gaining traction |
| August 2023 | Building | Low | Expected slow start, budgeted for |
| September 2023 | Growing | $1,000 | First meaningful profit month |
| October 2023 | Strong | $3,500 | 75% occupancy, busiest month |
| November+ | Projected | Growing | Bookings already on calendar |
Startup Costs Breakdown
| Category | Cost | Notes |
|---|---|---|
| Security Deposit | $2,300 | Negotiated for property improvements |
| First 2 Months Rent | Varies | Covered by business credit card with 12-month 0% APR |
| Furnishing | Varies | Property came recently renovated |
| Outdoor Improvements | From deposit | Fire pit, gravel, string lights, grill |
| Professional Photography | Varies | Legacy Investing Show recommendation |
| Insurance | Varies | Proper STR coverage required by landlord |
Grayson employed a smart financing strategy for the startup phase. He opened a business credit card with 12 months of 0% interest and put the first two months of rent on the card. This gave him runway to get the property booked and generating revenue before any financing costs kicked in.
Key Milestones Achieved
First property secured within one year of joining program
Positive cash flow achieved by month 2 of operations
75% occupancy reached by month 3
Bookings extending 6+ months into future
Majority of bookings from VRBO (diversified platform strategy)
Multiple positive guest reviews mentioning photos match reality
Property gaining reputation in smaller market with less competition
Airbnb Arbitrage Lessons: What Grayson Learned
These five lessons from Grayson's experience could save you months of trial and error on your first property. Each one addresses common mistakes that trip up new hosts.
Lesson 1: Be Hands-On with Your First Property
The Mistake: Starting with a remote property that you can't easily visit and manage.
What Grayson Learned: Because this was his first property, Grayson wanted to be able to check on it, handle issues personally, and learn the business without relying entirely on remote systems. He specifically searched for properties within an hour of where he lived so he could drive over when needed.
This hands-on approach gave him direct experience with every aspect of the business: guest communication, cleaning coordination, maintenance issues, and property improvements. That experience will be invaluable when he scales to additional properties, potentially in more distant markets.
Why This Matters: Your first property is a learning opportunity. You'll make mistakes and encounter unexpected situations. Being able to physically respond, observe, and fix things accelerates your learning curve dramatically.
"I kind of wanted a property that was close to where I lived, within an hour, so I could go check on it and do everything on my own because it was my first one."
Lesson 2: Leverage Unique Property Character
The Mistake: Viewing property quirks as limitations rather than differentiators.
What Grayson Learned: His property is over 100 years old, which some might see as a liability (older systems, maintenance concerns). Instead, Grayson recognized that the historic character is impossible to replicate. New constructions can't compete with authentic century-old charm.
The property's unique appearance and character create a moat against competition. Even if other investors try to enter the same market, they can't manufacture that historical appeal.
Why This Matters: In a market full of similar properties, differentiation is everything. Character properties command attention in search results and create memorable experiences that generate positive reviews.
"The house itself is beautiful. It's over 100 years old, it's got this cool old-fashioned vibe. People really appreciate that."
Lesson 3: Ask Guests for Improvement Ideas
The Mistake: Assuming you know what guests want without asking them directly.
What Grayson Learned: Rather than guessing what improvements to make, Grayson actively solicited feedback from his first 10 guests. He asked what they would add to the property, and guests provided practical suggestions he hadn't considered.
One example: guests suggested adding grab bars in the shower because the tub was high off the ground. This safety improvement is inexpensive but addresses a real concern that Grayson might not have noticed.
Why This Matters: Guests experience your property differently than you do. They notice friction points you've become blind to. Their suggestions often identify high-impact, low-cost improvements.
"We've been asking our first 10 guests what they would add to the property. People have said you can add grab bars in the shower because it's kind of high off the ground. Guests have been very helpful recommending things to add value."
Lesson 4: Take a Long-Term Approach
The Mistake: Expecting immediate profitability and getting discouraged by slow initial months.
What Grayson Learned: Grayson planned for his first property to be a 2+ year commitment. He factored slow initial months into his budget, using a business credit card with 0% interest to cover early rent payments. This long-term perspective prevented panic during the July-August ramp-up period.
His approach to the first property isn't about maximizing short-term returns. It's about learning the business, building systems, and creating a foundation for future growth. The cash flow from this property will eventually fund his next property acquisition.
Why This Matters: Short-term thinking leads to poor decisions. Hosts who panic about empty calendars drop prices, accept bad guests, or give up entirely. Long-term thinking provides the patience needed to build sustainable success.
"I plan to have this for at least 2 years. I'm not expecting to be able to retire off of that. I'm definitely going to use this to funnel into hopefully whatever my next property looks like."
Lesson 5: Run Numbers Thoroughly Before Signing
The Mistake: Signing a lease without understanding all operating costs.
What Grayson Learned: Before committing to his property, Grayson gathered detailed information about ongoing costs. For utilities (the biggest unknown), he asked the landlord what bills had been in previous months and then added a 50% buffer to account for higher usage from guests.
For predictable expenses like internet and pest control, he got quotes before signing. He also researched the platform fees that Airbnb and VRBO would take from each booking. The Legacy Investing Show team helped validate his numbers before he finalized the deal.
Why This Matters: Bad deals look good on paper when you underestimate costs. Thorough number-running prevents signing leases that will never be profitable.
"I asked what the owner's bills had been for the past couple of months and kind of got an average. I estimated maybe 50% higher. Internet, pest control, those are all costs you can get upfront before you even sign anything."
Best Tools for Airbnb Arbitrage: Grayson's Approach
Grayson keeps his tech stack simple for his first property while focusing on fundamentals. Here are the key tools and strategies he uses.
Tools and Strategies Overview
| Category | Tool/Strategy | Purpose | Why Grayson Uses It |
|---|---|---|---|
| Property Search | Zillow | Finding rentals | Easy to filter and contact landlords directly |
| Deal Analysis | LIS Spreadsheet | Running numbers | Course-provided tool for evaluating deals |
| Listing Platforms | Airbnb + VRBO | Getting bookings | Dual-platform strategy captures more guests |
| Photography | Professional Photos | Listing quality | Course recommendation that drives bookings |
| Insurance | Proper STR Coverage | Landlord requirement | Course-recommended provider for compliant coverage |
| Financing | Business Credit Card | Startup costs | 12-month 0% APR provides runway |
Professional Photography
What it does: Creates high-quality listing images that attract clicks and bookings.
How Grayson uses it: Following the Legacy Investing Show recommendation, Grayson invested in professional photography once the property was set up. Multiple guests have commented that the property looks exactly like the photos, which builds trust and earns positive reviews.
Pro tip: Update photos when you add new amenities. Grayson noted he still needs to add photos of the fire pit while active and the new griddle he installed.
Zillow for Property Search
What it does: Lists rental properties with landlord contact information.
How Grayson uses it: Searched for properties within his target radius, filtering by criteria from the course. When he found promising listings, he called landlords directly using the script from Legacy Investing Show.
Pro tip: Look for owner-listed properties rather than property management companies, as owners are more likely to negotiate and approve arbitrage arrangements.
Business Credit Card Strategy
What it does: Provides interest-free financing for startup costs.
How Grayson uses it: Opened a card with 12 months of 0% interest and put the first two months of rent on it. This gave the property time to generate revenue before financing costs kicked in.
Pro tip: Factor this financing strategy into your initial budget. It reduces cash requirements and provides a buffer during slow initial months.
Grayson's Advice for Airbnb Arbitrage Beginners
"I think it's really important to have a long-term goal in mind. When you're getting in, it's definitely doable within a couple of weeks, but we decided to take our time and not be discouraged by that."
If Grayson were starting over today, here's exactly what he would do:
Have a Long-Term Goal
Before you sign your first lease, know what you're building toward. Grayson's first property isn't his end goal; it's a stepping stone. He plans to hold it for at least two years, use the cash flow to fund his next acquisition, and build toward a larger portfolio.
This clarity about the long-term prevents short-term discouragement. When July and August were slow, Grayson didn't panic because he knew the first property was about learning, not immediate maximum returns.
Don't Be Discouraged by Timeline
While the course teaches that getting a property is doable within weeks, Grayson deliberately took his time. Six months of study before actively searching, then two months of setup. This slower pace wasn't a failure; it was a strategic choice to do everything right.
Every challenge you address upfront is one you don't have to solve under pressure later. Taking time to understand insurance requirements, verify numbers, and properly set up the property pays dividends in smoother operations.
"The more that you catch upfront, things like 'I should fix that' or 'I should add this,' the less you have to add on later and the more you'll learn."
Catch Issues Upfront
Grayson recommends using the setup period to identify and address potential problems before guests arrive. Walk through the property with fresh eyes. What might confuse guests? What safety concerns exist? What's missing that top-performing listings have?
The extra time spent on setup translates directly to better reviews, fewer complaints, and smoother operations once you're live.
Set Checkpoints Along the Way
Long-term goals need intermediate milestones to track progress. Grayson's checkpoints included completing the course, finding a property, signing the lease, going live, getting first reviews, and achieving positive cash flow.
These smaller wins maintain motivation during the months-long process of building a short-term rental business.
"Having a long-term vision and some checkpoints along the way is going to be super key to be successful with this business model."
Watch Grayson's Full Interview
Video highlights:
0:00 - Introduction and background
2:30 - Finding the property near Austin
5:45 - Security deposit negotiation strategy
8:20 - Live property tour (fire pit, outdoor area)
11:00 - Landlord negotiation approach
13:30 - Running numbers and utility costs
15:45 - Cash flow results and occupancy
17:00 - Advice for beginners
Frequently Asked Questions
How much money can you make with your first Airbnb property?
Grayson earned $1,000 profit in September and $3,500 profit in October with his first property near Austin, Texas. Results improved dramatically each month as the listing gained reviews and visibility. By month three, he achieved 75% occupancy with bookings extending six months into the future.
First property results vary based on market, property type, amenities, and execution. Grayson's deliberate approach to setup, strategic amenity additions, and dual-platform listing contributed to his strong early performance.
How long does it take to get your first Airbnb arbitrage property?
Grayson joined Legacy Investing Show in October 2022 and went live with his first property in July 2023 - approximately 9 months total. However, he intentionally took a slower approach, spending about 6 months on the course and 2 months on setup.
Many students move faster when circumstances allow. The course teaches that getting a property is doable within weeks. Grayson chose to take his time to learn thoroughly and do everything right with his first property.
Can you do Airbnb arbitrage with a full-time job?
Yes. Grayson works remotely in IT and completed the entire process while maintaining his day job. His remote work flexibility allowed him to study the course modules during downtime and be hands-on with his property during the setup phase.
The key is treating the Airbnb business as a serious side project and making consistent progress over time, rather than trying to do everything at once. Grayson's 6-month study period demonstrates that you can learn at your own pace.
How do you convince a landlord to let you do Airbnb arbitrage?
Grayson used the Legacy Investing Show script to present himself as a small business owner who turns properties into beautiful homes for traveling professionals and families. He met the landlord in person, was transparent about his intentions, and emphasized specific benefits:
The property would be cleaned frequently because his reputation depends on it
The landlord could check on the property whenever they wanted
He was complimentary about the renovation work they had invested in
He demonstrated he was a real, responsible person through the in-person meeting
What startup costs are needed for Airbnb arbitrage?
Grayson's main costs were the $2,300 security deposit (which he negotiated to reinvest into property improvements), first month's rent, furnishing costs, professional photography, and proper insurance. He strategically used a business credit card with 12 months of 0% interest to cover initial rent payments, giving the property time to generate revenue.
His property came recently renovated by the landlord with new roof, floors, and HVAC, reducing the furnishing burden compared to properties that need more work.
Is it better to list on Airbnb or VRBO?
List on both. Grayson discovered that the majority of his bookings came through VRBO, not Airbnb. If he had only listed on Airbnb, he would have missed most of his business.
Which platform performs better varies by market, property type, and guest demographics. The only way to know is to list on both and track results. Use a calendar sync tool to prevent double bookings.
Start Your Airbnb Arbitrage Journey
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About Legacy Investing Show
Legacy Investing Show is Preston Seo's comprehensive Airbnb arbitrage training program. Since founding, the program has:
Trained 2,000+ students across the United States
Generated $10M+ in cumulative student revenue
Built an active community of short-term rental investors
Produced numerous students earning $10K+/month
Preston Seo created Legacy Investing Show to teach the exact systems that scaled his business, providing the mentorship, scripts, spreadsheets, and community that accelerate success.
Learn more about the program | Watch free training
This case study is based on Grayson Nichols' video interview conducted in October 2023. All statistics and quotes are directly from Grayson's experience. Individual results vary based on market, effort, and capital invested.
Last updated: March 6, 2026
Preston Seo
Real estate investor and financial educator helping people build generational wealth through smart investing strategies.
Frequently Asked Questions
Grayson earned $1,000 profit in September and $3,500 profit in October with his first property near Austin, Texas. Results improved each month as the listing gained reviews and visibility, with 75% occupancy by the third month.
Grayson joined Legacy Investing Show in October 2022 and went live with his first property in July 2023. He took a deliberate approach, spending about 6 months on the course and 2 months on setup. Most students can move faster if desired.
Yes. Grayson works remotely in IT and studied the course modules during downtime. His remote work flexibility allowed him to learn at his own pace and be hands-on with his first property while maintaining his day job.
Grayson presented himself as a small business owner who turns properties into beautiful homes for traveling professionals. He met the landlord in person, was transparent about his intentions, offered frequent cleaning as a benefit, and gave the landlord freedom to check on the property anytime.
Grayson's main costs were the $2,300 security deposit (which he negotiated to reinvest into the property), first month's rent, furnishing costs, professional photography, and proper insurance. He also used a business credit card with 12 months no interest to cover initial rent payments.
Grayson found that the majority of his bookings came through VRBO, not Airbnb. He recommends listing on both platforms to maximize visibility and bookings, as different guests prefer different platforms.
Grayson asked the owner about past utility bills to estimate costs, then added about 50% buffer for higher usage. He researched internet, pest control, and other recurring costs upfront before signing. He also checked what cut Airbnb and VRBO take from bookings.
Grayson studied top performers in his area and noticed most had social gathering spaces like fire pits. He installed a gravel area with a fire pit and string lights, creating an outdoor space where guests could gather since he didn't have a pool or waterfront.
Very important. Grayson's property is within walking distance of downtown, and multiple guests have commented they didn't even need a car. The walkability to coffee shops, restaurants, and entertainment is a major differentiator.
Based on Grayson's results, the program provided valuable scripts for landlord negotiations, spreadsheets for analyzing deals, insurance recommendations, and team support for validating numbers. He achieved $3,500/month profit on his first property within 3 months of launching.