If the market is tough, I reduce the rent rate over the full 12-month term.

Depending on the condition you'll command a better price on the MLS vs. off market.

Then again, curb appeal doesn't matter as much in the inner-city parts of my market - more so in the suburbs.Lastly, if a property is newly built/renovated, 'neutral' may not be the best route.

Question: assuming an ideal brrrr that has all investment extracted at the refinance, why would you choose a low cost market over a high cost market?

The typical income from a free and clear rental would probably be $800-1500/month - and on a financed rental probably $300/month on a good day in today’s market.  

There's no precise figure because no one will understand your STR or market as well as you do- or, as well as you will (with time).

Charges for marketing pics, 3-D Tours, Floor plans?

Just know that it is a "no days off" kind of business and very mechanical.I would suggest documenting your process via video so that eventually you can bring people on to replace the different hats you will be wearing.Keep in mind of these 5 components of any wholesale business.lead generation, deal sourcing, underwriting, marketing, transaction coordination.

Starting from my backyard I'm looking to connect with some vets in the industry and familiar to the area/market.

It was an off market property that my realtor found while I was out of state.