If you haven't already, try going off market, driving around neighborhoods that would be of interest to you and finding ones that fall into your criteria (your agent should be able to help you as well).

Additionally, it drives people away from the forums. 

You’ve got time, a clear goal, and the drive to make it happen.

Quote from @Omar Samaniego: Quote from @Gannon Van Dyke: I started using RentRedi this year and found it super helpful after transitioning from spreadsheets and Google drive docs and using docusign for leasing re-ups.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars. 

Driving around the neighborhood over time, I saw the same van at a few other houses.

These days as you mention with STR almost everything can be handled remotely...cleaning, painting, locksmith, yard care, even drive by pictures of the house occasionally or internal pictures too. 

Plenty of opportunity within driving distance. 

I'm struggling a little bit on deciding the best agreement to make sure I can get some cash flow, payback the HELOC, and not drive the new mortgage up too much with the Refi out of the HELOC.

From digging into real time market data and calcualting cash flow.. to literally driving for dollars, you want someone with an incredible network of pros who can unearth leads (probate attorneys, divorce attorneys, local fix and flip circles) that might connect you with a ready buyer or flud tenant.