Can't seem to reach anyone and clients aren't getting rehab draws.

I'm curious why you aren't just pivoting to a LTR with this property?

They aren't able to provide the type of awards they were previously providing to folks. 

If you are a solid investor focused agent, I’d be game to discuss Hi Noah, there aren't a ton of great opportunities out there at the moment but I do see some on occasion.

Someone self-managing and DIYing the design/furnishing has the potential to see the higher end of the return assuming they are a good operator; while someone who outsources the design/furnishing and management will of course see the lower end of the return as they aren't putting nearly the same amount of time into it. 

It's likely accurate because most lenders aren't inclined to allow someone to assume responsibility for payments without their approval.

Aren’t the beach areas considered flooding area?

To increase my capital for investing I have already scaled our 401K contributions back to 6% to take advantage of the company match and aren’t doing any more than that.

I enjoyed that mine was a one man band, and it was smooth and efficient, handled by email and short hand dialogue and simple resolutions.My eviction filings, so far have been "light weight," mostly gets people motivated to pay and stay.I spoke to a couple of firms, but they make it sound much more complicated and ugly than it has been in my case, so they aren't resonating with me.

They aren't marketing "invest in this deal", they are marketing their company, their track record, their newsletter, their podcast, etc.