I won't say you will never make the same mistake again but I'd bet money on any of your next deals you don't make this mistake again.  

DSCR Would be your best bet, we can structure these loans a few different ways to meet your needs.

This could make your ADR less competitive, but if marketed correctly I'm betting that people might perceive more value, which keeps occupancy at least the same.I'm thinking of a model where you tell guests they have "add-ons included" like grocery delivery, prepared breakfast package, attraction tickets, inner tubes, etc.

I bet you are starting the call by telling them they are in preforeclosure.

And I am betting they have had deals that they couldn't act upon for not being list ready.

I also figure while I'm there furnishing of the homes would be the best bet.

That is definitely your best bet... they will help you connect with a property manager, attorney, and contractor if needed.

They are your best bet for institutional.  

Your best bet for information is other owners or customer service.

Just like with appraising a house, you want your rent to be close to the rents of the properties surrounding it - so that you aren't under-renting your property.As for contracts - you will not find a lease at Walmart I'm betting!