If your friends are real estate agents that have never invested in, rehabbed, or generally owned property, than I can't foresee them being much help.  

@Helene Goodworth in our experience 95%+ agents have no idea on how to work with investors!

Navigating the mortgage landscape can be complex, but I am dedicated to making the process as smooth as possible for you.Looking forward to connecting with agents and investors sharing some of the experiences we face in the industry on a regular basis!

It's very hit or miss and spammy when you mention Columbus, but there are good agents there who also invest there.

A realtor is not needed for this if its just one unit and a smaller ADU in my opinion PLUS that is not really an agent's job rather a Property Manager.

I would also offer you to reach out to a good agent on here who is not far from you that has some crazy STR options on the Oregon Coast. 

Find another property manager if they don’t like or respect the terms of that arrangement This.You are the property owner, not the agent.

There are turnkey companies or platforms like Roofstock that assist investors in doing so or you can contact property management companies or look for investor friendly real estate agents in that market to assist you.  

Target Number:                                                                                                                    320,000                                                                                                                                    -64,000 or 20% (agent fee 6% 19,200, GC Fee ~ 25,000, Title/ Closing/Funding 19,800)             256,000 all in                                                                                                                        ~40,000 Profit                                                                                                                      216,000                                                                                                                                       -5% Buffer 205,200So what can be built for 200,000This puts the build size at 200k/120sqft or 1666.67 sqftIn my gut this still appears to be to much house even with 40k in projected profit. 

If appraisal is done on this one, and it came in over list price, ask the agents to update your contract to get up to 2% of the sales price towards closing costs without changing agent commissions.