That will give them instant cashflow to prepare for potential vacancy and the downtime that it may take to turn the unit.

Third Financial Preparation Evaluate your budget, savings, and credit score.

Do you list these or do you call an investor who is prepared to put in the effort to straighten things out?

I always have family and friends giving me negatives like " what is it doesn't rent" or who is going to "pay that much for rent" or "what if the tenant burns the house down" are these realistic situations and how do I prepare and understand to to come back if anything like this happens how do I plan ahead.3. should I go for a newer house with little to no rehab for 415,000 or something like 350,000 with like 10-20 in rehab?

You want to have iron clad cases prepared if/when you have to be there. 

The successful bidder must be prepared to pay the balance of the purchase price within thirty (30) days after the approval of the sale.

In my market, buyers are looking for about 12% or more in gross rental income relative to purchase price, so if you have a $500K property that's only doing $40K/yr under the current management, don't post rental history (though most buyers will ask for it, so be prepared to explain why it's performing the way it is).Also, network with agents who specialize in STRs. 

Some Airbnb listings have a setting where the house is blocked off a night or 2 before or after each booking (some hosts do this to help properly prepare the house for the next guests).

It does everything from rent collection, background checks, credit checks, ID verification, tax preparation, lease signing/preparation, etc. 

or have the current seller provide said info. with proof of payment and or renters insurance, turnover of security deposit & first months rent which my attorney will also be collecting, With it being such a quick turn-around with their current lease expiring I want to have as much lined up as I can and be the most prepared I possibly can.Currently Still in the process of bulletproofing the new lease along with the operating and reserves accounts & setting up account/property management software.