E217 - 14 Doors, 1 VA & AI - Brandon from BK Stays

E219 - Mike O'Connell, Founder of Happy Guest: The Guest Portal That Pays for Itself

Mike O'Connell built Happy Guest because the slick guest portals big property managers had weren't accessible to everyday hosts. He breaks down the full platform, why calling guests after they book is one of the highest-ROI moves in the business, and what their MCP launching next week unlocks. 🏠   http://www.happyguestofficial.co   Happy Guest is built around three pillars: pre-arrival requirements, a digital guidebook, and damage protection. The pricing is consumption-based, meaning they only make money when you make money. Mike and his co-founder Kane operate their own STR building in Fort Lauderdale, which gives them a real testing ground for every feature before it goes live.   The pre-arrival flow sends guests a custom URL via message or SMS immediately after booking. Inside, they sign a rental agreement, agree to house rules, and complete ID verification in one gamified journey. The friction is intentional. A guest who balks at signing a rental agreement is a red flag worth knowing about early, and the guidebook only unlocks after every requirement is complete.   The digital guidebook is scrollable and video-friendly, which matters more than it sounds. A short video showing how to use the door lock or the washing machine eliminates an entire category of guest messages. QR codes on appliances handle the rest. Mike also walks through exporting your full PMS message history into Claude and prompting it to surface the questions guests keep asking, which tells you exactly what to fix in your flow.   On the damage side, Happy Guest runs a marketplace of waiver carriers where hosts file a claim with a photo and a click. Claims pay out within days without involving the guest at all. Co-hosts can mark up the waiver cost per reservation and turn it into a recurring profit center. And because Happy Guest captures the guest's phone number and email at sign-up, hosts own that relationship in a way Airbnb no longer makes easy. Their MCP launches next week, connecting Claude directly to your Happy Guest account.   ---   🎁 LISTENER DEALS & RESOURCES Try Hospitable, save $30 on your first month: 👉 http://hospitable.com/?grsf=lucas-7x7c6d [http://hospitable.com/?grsf=lucas-7x7c6d] Google Workspace, 10% off for a full year: 👉 https://referworkspace.app.goo.gl/oBsX [https://referworkspace.app.goo.gl/oBsX] Go High Level, 14-Day Free Trial: 👉 http://gohighlevel.com/?fp_ref=peakseason [http://gohighlevel.com/?fp_ref=peakseason] PriceLabs, 30-Day Free Trial + $10 Credit: 👉 http://pricelabs.co/users/sign_up?referral=KxzeNH [http://pricelabs.co/users/sign_up?referral=KxzeNH] Join The Connected Host Community, includes a GHL Sub Account: 👉 http://skool.com/the-connected-host-5639 [http://skool.com/the-connected-host-5639]   ---   Disclaimer: The content in this episode is for educational and informational purposes only. Nothing discussed constitutes financial, legal, tax, or investment advice. Short-term rental regulations, platform policies, and tax laws vary by location and change frequently. Always verify what applies in your market. Results mentioned are not typical and are not a guarantee of your results. Luke, Tyler, and The Peak Season Podcast are not liable for decisions made based on information in this episode. Consult qualified professionals before taking action.

E218 - PC, Founder and CEO of Hospitable: The Most Exciting PMS in the Game Right Now

PC built Hospitable into the only PMS processing $60M+ in direct booking payments, and now he's giving the software away for free. He explains why, and walks through four moves reshaping how STR operators run their business: the industry's first MCP, a live VRBO integration, a free plan, and a marketplace matching owners to property managers.   🔌 HOSPITABLE'S MCP: WHAT IT ACTUALLY DOES - First PMS in the STR industry to launch a Model Context Protocol integration - A competitor followed within days; MCP is about to become table stakes for any serious tool - Lets AI agents access Hospitable data: reservations, pricing, availability, messaging - Buildathon campaign is running now in the community to drive adoption fast   📅 THE VRBO INTEGRATION - Pilot launched March 2026; moving from batch updates to a real-time source-of-truth API - Hospitable becomes merchant of record for Verbo direct bookings: taxes, chargebacks, payments handled - Verbo guests pay through Hospitable's infrastructure, not a third-party processor - Big for co-hosts: cleaner payout flow and no more double-booking risk   💳 THE FREE PLAN IS REAL - Essentials plan is free forever with no property cap - Revenue model shifts to performance: Hospitable earns on payments, not subscriptions - "Software is dead. The value of it is going to zero. We're totally fine with it." - The bet: own the payment layer and you don't need to charge for the tool   🏠 THE PROPERTY MANAGER MARKETPLACE - Owners submit through the marketplace; vetted PMs get matched to the deal - Live now, no fee to join, inbound deal flow available for co-hosts immediately - Luke has used it and picked up real inquiries without cold outreach - Built for operators who want leads, not more marketing work   🧠 HOW PC THINKS ABOUT THE NEXT 3 YEARS - Hospitable is betting on becoming infrastructure, not just another software subscription - The operator who understands the payment layer will have a structural advantage - Open ecosystem: MCP means any AI agent can plug directly into your property data   ---   🎁 LISTENER DEALS & RESOURCES Try Hospitable, save $30 on your first month: 👉 http://hospitable.com/?grsf=lucas-7x7c6d [http://hospitable.com/?grsf=lucas-7x7c6d] Google Workspace, 10% off for a full year: 👉 https://referworkspace.app.goo.gl/oBsX [https://referworkspace.app.goo.gl/oBsX] Go High Level, 14-Day Free Trial: 👉 http://gohighlevel.com/?fp_ref=peakseason [http://gohighlevel.com/?fp_ref=peakseason] PriceLabs, 30-Day Free Trial + $10 Credit: 👉 http://pricelabs.co/users/sign_up?referral=KxzeNH [http://pricelabs.co/users/sign_up?referral=KxzeNH] Join The Connected Host Community, includes a GHL Sub Account: 👉 http://skool.com/the-connected-host-5639 [http://skool.com/the-connected-host-5639]   Disclaimer: The content in this episode is for educational and informational purposes only. Nothing discussed constitutes financial, legal, tax, or investment advice. Short-term rental regulations, platform policies, and tax laws vary by location and change frequently. Always verify what applies in your market. Results mentioned are not typical and are not a guarantee of your results. Luke, Tyler, and The Peak Season Podcast are not liable for decisions made based on information in this episode.

E217 - 14 Doors, 1 VA & AI - Brandon from BK Stays

Brandon Pottebaum left college athletics after 10 years to go full-time in STRs, running 14 doors with one VA and a freelance revenue manager. No employees, no overhead, just a lean system built on smart tools and clear priorities. This week: how he built it, what he still does manually, and where AI is about to change his whole operation. 🎙️   ---   🧠 FROM W2 TO 14 DOORS - Left football after co-hosting scaled faster than he could manage both - Wife kept her W2, and the blend model provides stability while he builds - Started in Blue Ridge in 2021, now owns 5 and co-hosts 9 across four markets - Went full-time end of 2024 with kids 6 and 4 at home   👥 LEAN TEAM STRUCTURE - One VA in the Philippines: listing ops, SOPs, upsell scripts, social media - Freelance revenue manager works a W2 at a pricing tool; co-hosting is his side hustle - Project-based, async. No daily check-ins, just a rolling task list - Next hire will likely be someone to steer AI tools, not do manual work   🔌 HOSPITABLE VS. HOSTBUDDY - HostBuddy earns its keep on late-night emergencies and repetitive Q&A - Hospitable owns the scheduled message sequences. Don't mix them. - Put your bio in HostBuddy's instructions or it will confidently say the wrong thing - Both go rogue. Coach them hard up front, then trust but verify   📊 FACEBOOK > INSTAGRAM FOR DIRECT BOOKINGS - Organic Instagram is for owner credibility, not guest bookings - Facebook group activity drives real direct booking traffic - LinkedIn is purely for owners, investors, and co-hosting partnerships - Three platforms, three strategies, three different goals   🛠️ CLAUDE IN THE REAL WORLD - One CSV from PriceLabs now updates his entire 10-property revenue spreadsheet - Rankings tracking: Claude opens incognito, searches Airbnb, returns rank in seconds - Goal: cleaners flag low supplies in Slack, Claude adds to Amazon cart by property - Start with your biggest pain point and teach the tool to solve exactly that   ---   🎁 LISTENER DEALS & RESOURCES Try Hospitable, save $30 on your first month: 👉 http://hospitable.com/?grsf=lucas-7x7c6d [http://hospitable.com/?grsf=lucas-7x7c6d] Google Workspace, 10% off for a full year: 👉 https://referworkspace.app.goo.gl/oBsX [https://referworkspace.app.goo.gl/oBsX] Go High Level, 14-Day Free Trial: 👉 http://gohighlevel.com/?fp_ref=peakseason [http://gohighlevel.com/?fp_ref=peakseason] PriceLabs, 30-Day Free Trial + $10 Credit: 👉 http://pricelabs.co/users/sign_up?referral=KxzeNH [http://pricelabs.co/users/sign_up?referral=KxzeNH] Join The Connected Host Community, includes a GHL Sub Account: 👉 http://skool.com/the-connected-host-5639 [http://skool.com/the-connected-host-5639]   ---   Disclaimer: The content in this episode is for educational and informational purposes only. Nothing discussed constitutes financial, legal, tax, or investment advice. Short-term rental regulations, platform policies, and tax laws vary by location and change frequently. Always verify what applies in your market. Results mentioned are not typical and are not a guarantee of your results. Luke, Tyler, and The Peak Season Podcast are not liable for decisions made based on information in this episode. Consult qualified professionals before taking action.

E216 - The Cancellation Trident: How to Protect Your Calendar When Guests Back Out

Your calendar is your inventory. When a guest cancels a premium week, how you respond affects your rebooking odds, your Airbnb ranking, and sometimes your review score. Luke and Tyler break down every cancellation scenario — last-minute, weather-related, peak season, and the one move Luke will never make no matter what the guest says. 🏔️ --- 📅 DYNAMIC CANCELLATION POLICIES Airbnb now lets you set different policies at different times of year. Stricter in peak, more flexible in the shoulder. New listings: start liberal to build algorithm traction, then tighten as reviews come in. --- ⚖️ BEND OR HOLD FIRM How close is check-in? A next-weekend cancel gets held. Four months before summer gets flexibility — you'll likely rebook higher. Read it: genuine emergency, or someone chasing a better deal? --- ❌ NEVER LET THEM RESCHEDULE Luke will not allow a cancel-and-rebook. They'll reschedule outside your cancellation window, then cancel penalty-free. Dynamic pricing means they'll expect the same rate — they won't get it. Full refund, partial, or no refund. Nothing in between. --- 🌧️ WEATHER CANCELLATIONS Actual travel advisory? Approve it. "It might rain" is a preference, not an emergency. Remind guests the reservation covers the blocked calendar, not just time on property. Offer: if I can rebook those dates, I'll refund what I recover. --- 🔱 THE CANCELLATION TRIDENT Step 1 — Hear them out. Understand the actual situation. Step 2 — Explain the calendar block. You lost bookings the moment they confirmed. Step 3 — Offer the rebook exception. Dates fill, you refund what you recover. --- ✈️ TRAVEL INSURANCE Guests are offered it at checkout — on platform and in your messaging. If they didn't buy it, that's their call. If they did, offer documentation help. Closes the conversation cleanly. --- 📈 THE ALGORITHM PLAY Approving a guest-requested cancel during peak season can trigger a ranking bump. Fewer restrictions — fees, deposits, strict policies — push you higher in Airbnb results. --- 🎁 LISTENER DEALS & RESOURCES Try Hospitable — Save $30 on your first month: 👉 http://hospitable.com/?grsf=lucas-7x7c6d [http://hospitable.com/?grsf=lucas-7x7c6d] Google Workspace — 10% off for a full year: 👉 https://referworkspace.app.goo.gl/oBsX [https://referworkspace.app.goo.gl/oBsX] Go High Level — 14-Day Free Trial: 👉 http://gohighlevel.com/?fp_ref=peakseason [http://gohighlevel.com/?fp_ref=peakseason] PriceLabs — 30-Day Free Trial + $10 Credit: 👉 http://pricelabs.co/users/sign_up?referral=KxzeNH [http://pricelabs.co/users/sign_up?referral=KxzeNH] Join The Connected Host Community — includes a GHL Sub Account: 👉 http://skool.com/the-connected-host-5639 [http://skool.com/the-connected-host-5639] --- Disclaimer: The content in this episode is for educational and informational purposes only. Nothing discussed constitutes financial, legal, tax, or investment advice. Short-term rental regulations, platform policies, and tax laws vary by location and change frequently — always verify what applies in your market. Results mentioned are not typical and are not a guarantee of your results. Luke, Tyler, and The Peak Season Podcast are not liable for decisions made based on information in this episode. Consult qualified professionals before taking action.

E215 - More Bookings, Less Friction: Hospitable's VRBO Breakthrough

Big news for STR hosts — Hospitable just launched a full API integration with VRBO, and it changes everything. Luke and Tyler break down what the old (broken) connection looked like, what the new integration actually delivers, and whether it's finally worth getting back on VRBO. 🏠 ---------------------------------------- 🔌 OLD VS. NEW INTEGRATION Before: VRBO ran on a public API — tons of manual work, no automated guest messaging, constant calendar sync failures, and real double-booking risk. Now: A true API handshake, just like Airbnb and Booking.com [http://Booking.com]. Automated guest comms, real-time calendar and pricing sync, full listing management (photos, amenities, descriptions), and auto-listing creation — all from within Hospitable. ---------------------------------------- 💳 HOSPITABLE AS MERCHANT OF RECORD The headline feature: Hospitable now collects guest payments directly — no separate Stripe accounts needed. That unlocks: * Chargeback protection — Hospitable fights disputes on your behalf * Tax remittance — automated in all states except CA, NV, AK, MO & LA * Seamless upsells — one-click early check-ins, late checkouts & more ---------------------------------------- 💰 THE FEE MATH Before After $1,000 booking VRBO keeps 8% → you get $920 VRBO 5% + Hospitable 3.9% → you get $911 That ~$9 difference buys chargeback protection and tax remittance. Worth it. > Tip: Bump your base rates to account for the new 8.9% total before this goes live. ---------------------------------------- ⚠️ EARLY ADOPTER NOTES Still new — Hospitable is running a pilot program to iron out bugs. Luke is testing with one listing and will report back in a follow-up episode. ---------------------------------------- 🎁 LISTENER DEALS & RESOURCES Try Hospitable — Save $30 on your first month (this episode's sponsor): 👉 hospitable.com/?grsf=lucas-7x7c6d [http://hospitable.com/?grsf=lucas-7x7c6d] Google Workspace — 10% off for a full year: 👉 Get the deal [https://referworkspace.app.goo.gl/oBsX] Go High Level — 14-Day Free Trial (the CRM Luke uses to run his business): 👉 gohighlevel.com/?fp_ref=peakseason [http://gohighlevel.com/?fp_ref=peakseason] PriceLabs — 30-Day Free Trial + $10 Credit (dynamic pricing that pays for itself): 👉 pricelabs.co/users/sign_up?referral=KxzeNH [http://pricelabs.co/users/sign_up?referral=KxzeNH] Join The Connected Host Community — includes a GHL Sub Account: 👉 skool.com/the-connected-host-5639 [http://skool.com/the-connected-host-5639] ---------------------------------------- Disclaimer: The content shared in this episode is for educational and informational purposes only and does not constitute financial, legal, or investment advice. Peak Season Podcast and its hosts are not liable for any decisions made based on information presented here. Always consult qualified professionals before making real estate or investment decisions.