Even though we were nor in tourist place, house seems almost more than 50% occupancy rate except winter. ( In winter we had mid term tenants)  However, even though our property is popular, because we pay a lot in mortgage, many times it is negative cash flow and pool seems constantly leaking.

It seems you are not familiar with the mid-west market, more like 1920s, its irrelevant. 

If the home sales start to increase it would be around late 2025 so by early to mid 2026 that would be your window to refinance and pull out some equity.You would probably see the rental market increase by late 2024 as the initial plant managers and workers move to set up shop. 

To me, it's like Airbnb arbitrage, but for mid-term rentals.

Since a mid-term stay could technically last for 60 days, is that a Damage Protection coverage for reservations this long similar to AirCover?

It’s much easier this way rather than scrambling to address issues mid escrow.

I brokered one just off of King st in Downtown charleston.. sold i think for about mid 800s and its a two unit the owner says she makes about 5k a month on it net.

With any house-hack comes some sacrifices as well: factors such as location, value-add vs turnkey, size, rent to price ratio, short-term vs mid-term vs long-term renting, and your ability to jump into the next one quickly all depend on you as the buyer. 

I get busy, figure I'll hear back, but finally email her 5/16(yeah, too long, but my area has an IRS disaster relief allow returns delayed till mid June).

Depending on the asset purchased, it will depend on the time that it was purchased.Real estate is placed into service via the mid-month convention.Therefore, if you buy a property in August 1, it is assumed to be placed into service on August 15th which gives you 4.5 months of depreciation.If you buy a property in January, you have 11.5 months of depreciation.However, if the asset you purchase is eligible for bonus depreciation, most of the depreciation would be taken in this year.Best of luck.