Fannie & Freddie could be a great option for you but they have some strong requirements, Net worth, experience, liquidity, DSCR just to name a few.Happy to connect & see if that product could be a good fit for you.

Everything on my side was set to close, and then today the seller is refusing to close on Monday as they have not moved a few pieces of furniture they were supposed to get movers for.

Another option could be exporting your data to a spreadsheet for manual adjustments.

If you can get all the bedbug containing furniture out of the place and it will sit for awhile (or let it sit while the other repairs are done) you may be able to avoid some cost, but if you want to get a paying tenant in sooner rather than later you will want to bite the bullet and get it well done.

The more cash on hand the more options.

I don't see it as an issue but many still do, at least in my small town where the majority of renters are elderly people looking for low maintenance housing options.

The increasing barrier to entry results in fewer new STR's coming available for sale, but also fewer options for guests to rent. 

Theming can be $5-10,000 per bedroom (includes whole house decor, so a 5 bedroom could be $50,000 for the entire home furniture) depending on your imagination and quality.

We’ve found a great option for us in Tennessee with a cabin (currently used as a str) and a mobile home.

There are better options that don't have minimums.