I’ve done a couple of fix-and-flip projects in the past using a hard money lender (HML), which has its pros and cons.I’m currently looking at a couple more properties and trying to decide if I should go with an HML again or explore other financing options.

I say that because every decent legit place I know of in market, yes offers the option of doing just tenant placement, for self-managing. 

Value is currently $700k more than my acquisition and rehab cost and it has some small positive cash flow (~$5k/month). 

Any properties you’d consider swapping out for higher-yield options?

I’ve been researching options like offering fully furnished rentals for traveling professionals or executives, especially with major employers expanding their footprints in the region.

Yes, but the 3rd option is I pay the remaining seller note principle in cash via my own savings/lines of credit. 

His reason was the only thing he knew to do with the proceeds was to loan it back out at 12%, and he would be "behind" where he is now in cashflow.His proceeds would have given him options up to and including PE, but he is a simple man and in his case holding was the option for now. 

I know for a fact there are other women in your position that live in the Bay Area and are investing in markets like Ohio

I sent you a messageI'm in your market ,Suffolk Virginia / Hampton Roads,  we can discuss your options.

You can find cheaper options on some other stuff, but I hope this gives you some Insite as to what money can buy these days.