Mastering the Art of Short-Term Rentals with Shawn Moore
Shawn is the Founder of Vodyssey, a platform specializing in short-term rental property investing. Learn more about Shawn’s approach to STR investing and the strategies that help him achieve success.
In this episode of the Hospitable Hosts podcast, we welcome Shawn Moore, Founder of Vodyssey. This platform specializes in short-term rental property investing, providing training and resources to help both new and experienced investors navigate the short-term rental market.
Shawn shares his journey into real estate, which started with fix-and-flip properties and long-term rentals before he fully transitioned his investments to short-term rentals. He discusses how the industry’s growth influenced his strategy and why he started Vodyssey to help others in their journey into vacation rental investing. Shawn also discusses the criteria to consider when selecting markets for STR investment, the importance of understanding your target audience, and the value of creating an immersive experience with your property.
Press Play now to learn more about Shawn’s real estate journey and the lessons he learned from his experience in investing in vacation rentals.
Do you prefer to read the highlights? We’ve got a summary of the key takeaways below.
Why Shawn Transitioned His Investments to Short-term Rentals
Shawn says he has been in full-time real estate investing for 26 years. His real estate journey began shortly after college, when he worked as a sales representative for a steel service company. He started with fix-and-flip properties, bought some long-term rentals, and in 2006, he bought his first short-term rental.
In 2008, the US housing market crashed. “We were struggling a little bit, except for this asset. The vacation rental home we had kept improving, and it continued to do so. And even though we lost value on the home during that time, we kept making more money on it,” Shawn underlines. So, noticing the potential of the vacation rental market, he fully transitioned his investments to short-term rental properties.
Shawn’s Approach to Building a Property Portfolio
Success in short-term rental investment isn’t about owning the most properties—it’s about building a portfolio that works towards specific financial goals and balances different property types and locations.
“We’re paying close attention to our return on equity as investors. So over the years, we've probably bought and sold 40 to 50 short-term rentals,” Shawn explains. “It’s always just been six to eight single-family homes that we’re constantly looking at maximizing and upgrading. Usually, we keep them for around five to seven years. And then we roll up the equity to something bigger and better.”
Their vacation rentals are located in Utah, Georgia, Florida, and Tennessee. “Normally, we're pretty spread out. Even the ones in Utah are not next to each other. They're in different areas,” Shawn points out. This approach allows them to have the diversification of different seasons. “If something happens weather-wise and shuts an area down, our entire portfolio is not impacted.”
Shawn says he only buys properties that he enjoys using, so he truly looks at them as lifestyle assets. “We look for those properties that we want to use, and I don't have any reason to use three properties in the same area. So that’s one of my motivators to have them spread out.”
Shawn also underlines that when it comes to choosing the market to buy an STR property, it’s crucial to make decisions based on data. “We really have to look at the investability of the market. We're crunching the numbers, and the key ratio we're examining is the amount of money consumers are spending. And how much are they spending on the type of property I'm looking at? And what is my acquisition cost? And that ratio has to be favorable.”
Making Your Property Stand Out
Shawn emphasizes that one of the most important things investors need to understand is that short-term rentals are a service-based business. “We might think we’re selling a property. We believe we are in the property business, and we try to put these beautiful properties out, and we furnish them like model homes, and all of a sudden, we think that’s going to be enough.
The issue is that our neighbor has the exact same proximity as we do, and they have another model home. Now that short-term rentals are as popular as they are in our market, there's really no differentiation. And so, what you have to think about is, if I am in the experience business, how do I enhance that? How do I create an immersive experience with my property?”
What Does Shawn’s Team Look Like?
Shawn doesn’t manage his own properties. Instead, he has property managers, and they have their own localized teams of cleaners and maintenance. “For those investors like me that don't manage our own properties, and we’re looking to scale our portfolio by buying more properties and then handing off the operations to somebody else, it is a painful process, to say the least, to try to find the right property manager or co-host. There are many great co-hosts with whom we team up on some of our properties. But it’s never shocking to me that the owner operators that do self-manage typically do a better job than a lot of the property managers out there.”
Shawn emphasizes the importance of utilizing property management software solutions that simplify the process of delivering a great guest experience. He points out that within their Vodyssey family of their mentorship program, they have a lot of self-managers, and many of them use Hospitable to manage their properties.
Helping Others Navigate the Landscape of Vacation Rentals
Shawn founded Vodyssey to help others achieve their dream lifestyle and financial freedom through investing in vacation rental homes. Initially, Shawn launched his mentorship program for only 10 people; now, they have more than 3,000 active members in their mastermind group.
“It’s fairly expensive, but it’s very intentional. And it’s been really fun,” Shawn says. “Investing in this for a long time, we started this process with a blueprint. It’s not my blueprint anymore, right? There are so many successful investors in that group now, and it keeps our finger on the pulse of what’s going on.”
Listen to the full episode of the Hospitable Hosts podcast to learn more about Shawn’s approach to STR investing and the strategies that help him achieve success.