The loan is 12 months, pulls twice a month, the interest is minimal because I'm paying it off so fast. 

These types of investments require minimal management and also provide significant opportunities for cost segregation.Ohio is a strong market for purchasing single-family homes (SFH).

I recently opened a HELOC and I recall it's at prime for the first year (7.5% currently), and I only paid minimal closing costs.PML or HML I would expect rates >10%, plus points, possible prepayment penalties etc.

I realize this comes with the STR business but if I'm going to continue to use VRBO I need to find away to attract the "good" guests and minimize the bad ones.

They look and operate fine and the cost to replace is minimal.

Also, I'm stuck with out-of-state investing which brings a whole series of risks with minimized financial upside (in my opinion) 

Yes, we're there to help and provide guidance; however, please be mindful that a mentor will help minimize mistakes but not eliminate all mistakes. 

I like Clarksville, TN because of the strong fundamentals, minimal volatility, and balance of cash flow and appreciation opportunities. 

Knowledge is power:Thorough Inspections: Minimize surprises with detailed inspections and due diligence.Strong Screening: Careful tenant selection reduces vacancy and headaches.Diversification: Spread your investments across different locations and property types to mitigate risk.Financial Planning: Maintain a buffer and choose financing options that fit your long-term goals.

I would imagine if the home is being prepped before hand to remove all hazards, post burn there should be minimal debris.