I'm trying to save any dollar I can at the moment until things pick up.

We have similar numbers here in Denver for the sale prices of 4-plexes but our rents would be in the $6k per month if you picked the correct property, offered the right amenities, and marketed it correctly.

Have a great holiday and I'll pick back up with you on this in Jan!

Do agents usually pick one or learn all?

You could find a partner to help establish an LLC that rents out your property long term, then subleases on a short term basis (master lease is one that is designed for subleasing, it is a way many people pick up STRs without actually purchasing any property, they just find owners who are okay with them subleasing on a STR basis). 

We believe the future of real estate investing is customizable funds which is more like a buffet which allows you to invest in slices of syndication deals that you pick.

When picking a market, I would recommend first looking at whether or not the state is landlord friendly and then the macroeconomics (population & job growth / any additional drivers that are helping the local economies) of the various cities you're potentially targeting.

They seem to upcharge on materials if they pick them up.

That's also the policy for my team.So now we have been able to adjust that and our clients can decide if they see a value in what we offer and want to work with us - or pick someone else who is cheaper.So you can try to negotiate the $499 with that agent, but the much more important question is: are you picking the right agent?

@Ann Marie Folan I live in the area and am in the process of looking at picking up a second home to use as a rental property.