Everyone talks about "rental arbitrage" like it's one strategy. It's not — short-term (Airbnb) and mid-term (30+ day stays) are completely different businesses with different risk profiles, and most people pick the wrong one for their situation.

Here's the mid-term math I wish someone had shown me on day one:

• Unfurnished unit you can lease: ~$1,800/mo

• Furnish it for traveling nurses, relocating professionals, or corporate housing tenants (30-90 day stays): rent it out at $2,600-$3,200/mo

• Furnishing cost: $4,000-$6,000 one-time (furniture, photos, listing setup)

• Break-even: 2-3 months, then it's pure spread every month after

Why MTR instead of STR? No nightly turnover, no cleaning-crew chaos, no platform algorithm roulette. Your tenants are traveling nurses on 13-week contracts and relocating employees — they don't leave 2-star reviews because the WiFi hiccupped for a day. Demand is also less seasonal than STR in most markets.

The part people underestimate: the business isn't the furniture, it's the outreach. You need a repeatable way to find landlords willing to sublet/master-lease to you, and a repeatable way to fill the unit with tenants who pay on time and don't trash the place. Most people quit not because the math doesn't work, but because they send 5 cold messages, get no replies, and give up.

If you're testing this model, the fastest lever isn't a nicer listing photo — it's volume and specificity in your outreach. A generic "hi, interested in renting?" message converts near zero. A message that names the property, references a specific tenant type, and pre-answers the landlord's first objection converts meaningfully better.

Happy to answer questions on unit economics or outreach if anyone's testing this right now.