@Josue RamosRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Expect rates to be higher than "typical" financing programs - right now, I'd plan for at least 8%+ depending on the whole scenario. 

My focus is on uncovering properties priced under $800K with the potential to gross six figures annually.

Not sure how you are expecting members here to assist you, when you keep making excuses to NOT help yourself?

You STRs tend to be a little higher end and guests have higher expectations.

I was a terrible negotiator, but I figured, anything under or at asking would be sufficient.

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

Then ask them how they can expect you to pay for repairs you never approved.If they are ethical, they will work with you.If not, it's probably time to find a better PMC.

Improvements took longer than expected.

I don't expect much will change over the long run.