As a backup plan, if I have to go with a local PM company that only leases the entire home, could I use an addendum to add additional tenants to the existing lease while ensuring everything is legally structured?

You go out and buy an apartment house and then hire a property manager so you don't have to personally spend time on the property.

If you are thinking wedding venue, go find 2-3 wedding planners in town. 

You can give them whatever notice is required by their existing lease to enter, go in or send your pm and take photos to use to compare for your records on move out.

One thing I’ve realized about real estate is that it’s less about “knowing everything” and more about figuring things out as you go.

There's no need for me to keep asking for a response because their lack of responsiveness hurts them and rewards me.You aren't going to like every tenant, and should count your blessings that two of them are really good. 

Before we go full in house, we are really trying to dial in the quoting process, specifically with putting material lists together.

The initial plan was to do minor cosmetic things and bring the kitchen and bath up to date but not knowing this fact made our $5,000 budget go to $50k costing us the two year full rehab.

Florida’s a great market, so if you need tips or guidance, let me know—I’m happy to send you an example of the report I created and the article I wrote about this.  

But, that aside, I’d like to initiate a discussion of where note investors feel the opportunities will lie moving forward.I’ll go first.