Seems most LL’s would take a cookie cutter tenant over me even if most or all the annual rent was forked over up front.

For example, you can set up leverage exactly the way you want to, versus being forced to go with the cookie-cutter approach.

The next major issue is permits, I don't like touching anything that has a converted garage or patio let alone 4 jerry rigged bedrooms, the assesed value isn't necessarily an issue depending on the state especially (In CA there are $2M properties assessed at $200k because of prop 13)  Investors will see the real value but the other issues would have me concerned.

I think to be successful as a STR one has to stand out from the cookie cutter crowd.

Plus it easily cuts with a vinyl tile cutter or utility knife.

Outside of that, the public schools system is completely unproductive by any measure and ripe with corpution and fraud as many members of the school system have been sent to jail for issues with rigging bidding with vendors.  10)  Crime - 43 murders per 100,000 in 2017. 

If you absolutely don't have the time or the ability to self-manage, I would suggest that you research local, area-focused property managers rather than larger cookie-cutter ones.

I would print my own brochures and do about 100 at a time on brochure paper and then go to Staples or Office Max and use their paper cutter for a nice cut in half.

Which did not turn out well for the seller because whoever sold it to him jimmy rigged the septic tanks to both buildings and now it’s not up to code.

Banks usually like cookie cutter mortgages so find someone that knows how to work creatively.Consider a private mortgage.