In this scenario, we would spray for the pests and then charge the tenant.

If you go too low I would either recommend self managing or liquidate it. 

You have 80K liquid depending on the property type you can put 15% down on a investment property.

If you can hold on till first part of January the showings and everything else should pickup.This would be my action items: 1. hire a new agent that can sell the place, and get you numbers are rent and selling and sell the place. 2. be honest on the numbers you can get on an ARV so that you can sell it 3. start to get the conversation started with a couple lenders on what these numbers on refi would look like for you and this property 4. my suggestion would be to refi/rent before selling at a loss because if numbers work you can hold for a couple years then sell, but this is dependent on your cash position and liquidity of your situation. 

Real estate's low liquidity can complicate required minimum distributions (RMDs).

This might be better if you’re uncertain about refinancing or want to keep more liquidity for other opportunities.Since you’ll move in 5 years, it really depends on how confident you are about refinancing.

Why would you buy an out of state property, with all the related risks, when you can get a similar if slightly smaller yield on a completely liquid investment? 

The customer signs our contract , we get 1 /3 down .Now people tend to thing thats for materials , thats partially right , First it secures you a time frame , if you cancel we keep the deposit as liquidated damages .

I had an issue where someone spray painted over a fake camera in plain view...they didn't know I had a trail camera keeping an eye on that camera.

DSCR loans can get you approved for a rental loan or a flip loan (alternatively make it a BRRR if it works) based on liquidity and credit score; less so important if you have a job or the work history.You can also consider being a private lender if you're trying to wait until you can get the necessary work history for other forms of financing.