BUT, the mere fact that you are attempting to place a lender in a position in which they will now ostracize all other non-LGBTQ customers is a clear violation of the same regulations put in place to protect you and all other cousmers in the first place and is why they will decline to work with you in this manner... you are forcing them to encroach on the rights of other cosumers to access their services, which is a violation of the cosumer safety regulations impossed on them.  

My "lower quality" home ("Class C") in Indy had the AC unit stolen and also a recent attempted break in the second house but on paper they're supposed to cash flow.I'm not recommending that the OP go buy a $1.5+ million dollar property (SFH or duplex) in the Bay Area and try to do a long term rental. 

Credibility is very important as an agent/investor who attempts to cater to those clients, I highly recommend using your knowledge to get yourself a property once you build yourself back up financially.  

And unlike someone attempting to market time, I would say, still be investing in 2010-2012: which was a once-in-a-generation series of really great vintage years.With sponsors I personally want to see full real estate cycle experience with little to no money lost, conservative leverage, long-term debt, fixed-rate financing, high skin in the game and competitive fees. 

Even though I'm local to OKC I don't attempt to manage my own properties, especially STR.

I successfully passed both of my tests on the first attempt and felt well-equipped with the knowledge they shared.

As you so correctly point out there is a vast majority of investors that simply cant pull off a BRRRR and or should NEVER attempt it and if they want to buy investment properties in a market where the price points and cash flow day one are better than where they reside then picking a quality TK provider is one of the best ways to go about it.Engelo's bed side manner is not for everyone I have known him like I said for over a decade I met him on the Australian version of BP when he posted about buying the least expensive home in All of Australia and that was well documented in that country.

That's why I'm thinking it might be worth it even though its a lower return, if it gets her on board I'm hoping that will pay off in the long run.I will attempt to see if I can get her to read at least the Unofficial guide as well as your example and see if that spurs anything in her.

This is my first attempt at an investment property so would appreciate any help. 

When you did the first cleaning attempt, did you clean more than the moldy window trim?