If you are looking for a one stop shop in KC I would suggest USREEB and @Sean Tarpenning is the owner.  

If I go into October without a renter then it is no problem to turn it into an Airbnb, I'd just have to buy a coffeemaker.... people seem to want coffee.

Then shop with other banks and see if you can get better terms.

If the schools, streets, shopping and entertainment areas look like a C, attracting residents to pay the higher rates by upgrading the property to a A/B as you suggest (higher than the surrounding area) is typically not going to work out so well.  

Would love to meet up some time and have coffee or something to talk more!

The mom and pop tenant could be inline  for a shopping center versus stand alone single tenant building.

Depending on your area typically 0.5-2% response rate2) Cost-effective way is to send the first batch first class, harvest the dead leads and remove those from your campaign, then mail standard for the rest3) Opinion is that you should shop around because quality, price, and service differs between different companies.Regards,Ray

I have a one stop shop of attorneys and brokers.

You didn't specify if that's gross or net.You might be able to hit 50% of your target (that would be $2K gross monthly income) with what you have.You can target a C- neighborhood and shop for a fourplex property with 2bed/1bath units, bringing in $500 in rents per unit.Your price target would need to be <= $120K.

Let me know if you would like to grab coffee in Redlands.