@Timothy Murphy, stellar suggestion by @Dani Beit-Or. 

She's stellar.

I don't feel like laying out a treasure map here to flood my "farm" markets and shoot myself and clients in the foot as we are getting stellar buys, but yeas sub 3% vacancy with 12%+ COC is not only possible but I am doing it literally every day for my clients. 

Staging proves to sell homes at a higher price, adds warmth and purpose to nooks and underutilized rooms, and camouflages a less than stellar rehab material list. virtual staging can be a let down for buyer expectationsTake it off market, repair the sidewalk crack, plant colorful flowers where the small circular stepping stones are, Place potted mixed colorful plants at driveway corners and to the right of sidewalk at pillar, paint garage white and front door Red, it never disappoints! 

And while we've never had your experience, we've definitely had some less than stellar rentals (like the one I'm currently typing this from in Big Bear, CA where even the essentials, like towels, have been scant to non-existent.)

This is a stellar rate for a non-conforming loan.

I'm expanding my market outside of the DC Metro area so I'm a bit new to DE but not new to investing. 

I'd prefer to have a get-in/get-out relationship so that we can go our separate ways if it goes less-than-stellar, rather than continuing to own properties together.

There's also the fact that this tenant has been stellar in every other way so far.

The issue I'm having is that my recent work history hasn't been stellar with the pandemic and all.