I like the areas you mentioned - they look solid. 

If so, as @Brandon Weis mentioned, they come in all "shapes & sizes".You'll get more assistance if you post an example here and ask more specific questions about it:)

We have decided, like you mentioned to advertise for LTR  and see how things go. 

I saw someone else in the forums mention a site called www.rocketlease.com but it is $35 vs the site you are mentioning costs $25 for seemingly the same services.

As Bill mentioned, the best way to decide would be to get a free cost/benefit analysis to help you determine if you would benefit.

As others have mentioned they will be putting a lot of time and effort into this so it is important to have an agreement that protects them as well and allows them to do their job.

You are very detailed about your complaints, but never mention basic important details such as what kind of rental agreement was given to these tenants?

Yes, one approach is to continue with finding other cash flowing property.Let me suggest some other ideas for you to ponder, especially since you've also mentioned you are looking hard at DST's:What about Opportunity Zone funds? 

I am not a big fan and it sounds desperate, not to mention takes away from the purpose of what BP is.

You made another post about you mentioning you do well with STR in NJ.