In a volatile interest rate environment the cap rates have significant lag time in reflecting the interest rate at which the property can secure.

This severely subpar customer service, lack of timely correspondence and initiative from Alan Kirkham should be unacceptable for a company that claims to be top notch and superior to all other CPA / tax advising firms and charges clients a ridiculous $25k fee for their 'all-inclusive services'.

Are there any resources here that can help me create an investor-friendly agent environment so I'm not turning away investors due to misunderstandings on both our parts?

Optimized doesn't just mean your digital environment, but all the basics like making sure the rooms look photogenic and have an Instagrammable moment, having backups off all bedding and replaceable items so your property always looks like the pictures, setting up strategic partnerships with local businesses, tour guides, etc...As far as management - make sure to have a handful of cleaners and contractors on good terms. 

It was too easy to make money in STRs and MTRs over the last several years but as we return to a more normal environment that's no longer the case.

So my question is, considering the environment and my situation, how should I determine whether a property would be a decent deal? 

Last thought is that the foreclosure might have competition or might be able to work a deal, depending on your local environment.  

Someone with a small stake, that will let you run the show, but gives you some operating capital.What I'd add here is that no one is talking about the landlord environment in CA.

Problem I have with that is there are no other shutters on my house and the green ick that sometimes appears on Hardiplank in Houston’s humid environment that has to be power washed or JoMaxed off. 

I'm not saying this is all-inclusive.