I'm an out of state investor, therefore when I speak to some local credit union they request I reside in the area to obtain membership. 

Winning with cash really depends on the quality of the property and the timeline of the seller.

The quality of work on prefab is not great, but easily sufficient for rentals.  

My closing costs were non-negotiable with the seller since I bought new construction, but I would highly recommend upping your offer to talk down the closing costs; use leverage to your advantage since you are young.The funding fee can be complicated and I cannot speak on how it works exactly.

I am not sure about what you are reflecting in the cleaning number but for me 1) it is shocking what cleaners charge but it is not where you want to try to save money for quality 2) it is a pass through, the guest pays it. $250 per turn would be for larger unit and very good job.  

Then depending on what's allowed you can speak with a broker who specializes in that type of property (agriculture, industrial, low density residential, etc.) and see what they think the highest and best use could be. 

- Suggest you speak with one about their fees, but also about their thoughts on the market.- Do NOT speak to a PMC that can't PROVE they also manage STRs.

I'd recommend speaking with Michael Klein at Savvy Realty.

You'll need to speak to the building department anyway for permits, so start there with respect to the variance.I'm sorry to say @Jon Pflueger, this is not going to fly.

Speak with Andrew Weiner at Realty Now Property Management.