Sometimes it is easier to split the profits and JV with someone if they can bring a valuable skill set to the table.

The bar is set high if you want to stand out in that market.We live near Austin TX and considered going there a few times (family of 3). 

STRs are my fav to buy sell and set up! 

As for my rentals, all the cash flow goes right back into the properties or is set aside for future investments.

My favorite book and the one that got me started was Set For Life by Scott Trench (a Bigger Pockets book).Also, if you are in the position to do so, house hacking is a great way to get started! 

Perhaps hire the PM as a second set of eyes for quality control but that should be in addition to the GC you should hire from day one. 

It’s great for basics like beds, dressers, and dining sets.

There has been significant growth, especially with tech giants like Intel, Meta, Amazon, and Google setting up operations (2 data centers), driving up property prices and job opportunities.

., the person living in the property.Let's assume I'm correct with the above (please set me straight if that's not the general case).

Every investor is different on what they want covered, so really you just need a good agent who will discuss the coverages with you when you set up the policy.