Like others have mentioned, you will pay structurally more for a home warranty than self-insuring for the cost of repairs.This may be worth it if the value proposition was that you could be hands-off whenever a covered item breaks.In reality, it adds significant overhead because there is the claims process and you give up control of the repair timeline and quality as you have discovered.

Having boots on the ground with an STR can make or break the guest experience, as well as preventative maintenance and quality upkeep of your unit. 

We were not getting a ton of leads and I quickly realized the PM just posts on Zillow and waits so I started hustling on FB market place and commenting on other people's post in the local Facebook groups.Lot of junk applications but did start to grab quality tenants.

I fixed them up, raised the rent to market, and placed a higher-quality renter.

Are their listings detailed with good-quality photos?

But anytime ANYONE says "they are the best" or" have the best quality"...Run run away.

Mid-tier quality, mid-tier finishes, mid-tier service both pre and post closing.  

I like Dayton or Columbus more because they have more going for them across the board, but doubt you can find a quality multi up to your standards at $150K in those areas.

I should have known you'd be all over it with some quality content for those looking to learn. 

What I've found is that a simple Zillow skim can help give a rough determination of ARV based on comps in the area (sq ft, #bedrooms, quality of furnishings, etc).