@Nicholas Norris If you plan on getting your RE license, you still need to find a broker to take you on and let you stay active as a part time or full time agent.

My income is erratic: sometimes I pay myself and sometimes I don't (so that the money stays in the business for R&D).

Howdy @John VoychickTo make the BRRRR strategy consistently work over and over you will need to stay within your investing criteria.  

I don't know what it is, but every unit that I put stainless in rents in minimal time, while white appliances seem to stay on the market a while.  

To be most profitable, know that you shouldn't stay at your property during those times.The easiest route for you would to buy a Condo-Hotel.

The other 2, their house burned down and their insurance company is paying for them to stay in a STR for 3 months. 

I don't care how close I am to the person staying with me, good boundaries make good housemates and I'm the one who is at risk if bad things happen, not the ones paying me.

But I love living in the city where all my friends are so I was then restricted from there to my income, but I also wanted to stay in the area.

Im looking for one where the landlord and Prop Mgmt company goals are aligned (finding good tenants who stay long) and not trying to uncharge on unnecessary  fees when possible.

Just between the increased Vacancy amount and insurance I believe it will wipe out your Cash Flow projection.You will find it in your best interest to stay conservative with your numbers.