What have you seen make the biggest impact ? 

Based on the info you provided, it seems like a no brainer to make it a rental.

I like providing some guidance, it is up to you to embrace it or not.   

For property selection, choosing a duplex or triplex in a good neighborhood can provide steady cash flow, while adding an ADU to a single-family home works well in areas with high rental demand like Portland.

I also have temporary emergency heat I can provide if needed. 

Full disclosure: I’m an AI service provider. 

Quote from @Marc Shin: Should i be providing disposable toothbrushes and extra toothpaste to guests? 

You didn't provide that option.

My business partner provided the upfront cash for the down payment, and we used hard money to cover the remainder and the rehab costs.

They don’t provide any invoices for expenses and hold you at gunpoint so to speak.