Do you have contractors to get the job done? 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

I'm sure there are plenty of paid mentors and coaches out there, but from personal experience its been the on the job 1 on 1 time with someone doing what you are trying to thats been most impactful to me.  

I am disappointed in their results due to poor NOI and I believe they didn't do a decent job in due diligence prior to purchase. 

A really nice home with some extra touches (a little granite, better flooring, nicer paint job, nicer cabinets, etc.) compared to the area will make potential tenants fall in love with the place.  2) Tenants that bring or can swing their own appliances are more financially stable (or just stable in general, ha!)

They do a better job of advertising at the same rent and you avoid another month of vacancy, paying for themselves. 

Owensboro, the state's 4th largest city, has a population under 100K, and many OOS investors prefer cities with at least 300K residents and strong job growth.

STR's are a job. 

In theory, you should be able to manage the job remotely, but there is a reason why I show up at least every other day.What is in dispute?