@Greta Andrews Dave Ramsey a nationally respected financial expert , best selling author, and financial advisor calls whole life( cash value) insurance a con job orchestrated on novice investors by “ enthusiastic ignoramuses” masquerading as financial advisors.Borrowing money from yourself and paying interest on your own money is a non common sense approach to investing. 

Ok so what's the best lead source then?

Like Bill was leading to, your first task is to stop the water intrusion.  

I also want to avoid the insurance company issuing out a payment in both the names of the Lender and property owner .... which could lead to a dispute.For context, I lent money privately to another investor, who put up their non-homestead property as collateral.

Our lead times and occupancy rates went up a ton in our quieter months after doing this.

If you're going to be a leading partner - you'll need to be a decision maker. 

Your SBA lender will also be a good lead since they can cross collateralize the loan.

Most your leads are going to be investors who want a steep discount anyways and they may factor in the savings in commissions (meaning you technically aren't paying but it is still factored into the price). 

Flipping always seemed more risky and STR is riskier as well though it can be more profitable it can lead to serious losses. 

Most Turnkey providers only do the bare minimum to maximize their own returns, which can lead to issues down the road.With Value Add properties, you control the rehab process.