Also, i dont want to constantly send these sponsors my underwriting and let them take it over from there, I want to be more valuable then that, hence why I am curious how to spot a good deal or i guess create one?

Whitehall/Southern Orchards is a good spot for Airbnb/Buy & Holds.

Examples - owner occupied loans for house hackers, specific market knowledge (ie - friend of mine that ice fishes and bought a short term rental cabin in an ice fishing spot that you and I would never know of), ability to do renovation on your own or cheap, contacts with local companies or organizations that would be a tenant source for mid term rentals, ways to source off market deals, etc.Whatever it is, figure that out and get started.

While 50% is better than 0%, I was put on the spot and forced to make a decision.

Pinellas County is a great spot for house hacking.

I’ve heard Detroit is a great spot for REI as well as parts of Ohio.  

Rose,All of the above posts are spot on, it would make a lot of sense to do so if it is multi unit.

Jason's comment is spot on, IMHO she should find a very good insurance broker, they're allegiance is to the customer.

Instead of focusing solely on typical tourist destinations, consider exploring areas surrounding National Parks, state parks, or unique outdoor recreation spots that lack sufficient lodging options, presenting a prime opportunity for short-term rentals (STRs).

I negotiate with tenants on the spot all the time, if they want something different than what I want, I don't reject them, I propose something to accommodate but of course, I get paid for the accommodation.