Working with an agent should help me there, correct?  

If I could re-frame, and put myself in your shoes, I would look for a money partner to help secure rehab properties. 

However, should you have net rental income that is subject to net investment income tax, then REP status would be helpful to avoid NIIT.Just to be clear, if you have an STR and you materially participate in it, you aren't subject to NIIT. 

Thank you to @Owen Rosen for helping me with the insurance on this one.

Would you help is wedding coordinating/planning or just rent the space out?

I would appreciate any help on this - thank you 

Hopefully that helps! 

It helps readers a lot by providing context, and those of us who have some time in the market can look back into our histories and give you some advice. 

And happy to help, we are Nashville based. 

keep going after it. run lots of numbers and do a lot of underwriting. feel free to reach out at any time if you need help in your market. these properties that are 3 units are rented and then a cash out refinance that not only makes money but returns full capital to the investor on DSCR loans similar to the interest rate you mentioned above.