As you were in property management, not sure if you ran your own company, but as you look at it..

Maybe you help manage the property for them for a small %, or give sweat equity for small cosmetic renovations?

.- The investment portal is not properly managed, kept up to date or actively used to track financial progress of LP investments.

I've been managing 70+ midterm rentals for over 3 years and we have never housed a traveling nurse - in our area, their stipends (or what they are willing to pay) are much lower than we can get in rents with other prospective guests/tenants.Utilities are included at all of our properties and that is common practice here. 

If I were starting over as an out-of-state investor, I’d focus on building a strong network from day one—especially a great agent, property manager, and contractor.

I would highly recommend getting your license for property management, and/or realtor.  

I would focus on systemizing property management as much as possible so adding more units becomes easier over time.If your goal is to buy one property a year, then stick to your pace.

However, I find the inability to find a capable property manager in Harvest, AL even more  bizarre. 

Perhaps I could help with some recommendations for other contractors to bid on the roof and foundation or even a new property manager.

I’m a short-term rental host, owner, and operator, and I do a lot of STR/mid-term rental investing and management.