These newer systems are more common in areas with sensitive wetlands.  

More that different lenders have different sensitivities to the highest rates they think they can sell on the secondary market. 

Teeth, hair they are both on the same head. if I put some of my business cards in your vacation rentals, I can give you 10% on every victim, I mean patient... posted by @Lucas Carl:Seems you should know this info well before you start a management company.

I'm a new investor looking into STR's and like the idea of sticking local to cut my teeth but see how much more stable it seems to be in places like Sevierville, TN where Avery Carl and so many others invest since they can rent 80% of the year. 

That was a really schrewd observation of you, and it makes sense as to why she might have a high sensitivity to debt.

With my schedule changing every two weeks it’s hard to attend a physical class or do time sensitive zoom class.

Since you have a refinance and things are not time sensitive I would honestly tell them to pound sand and that you're changing title companies.  

The rental and purchase market here is very sensitive to location and I would be surprised if there was a similar house on that or any adjacent blocks that gets more than ~$900/month, most are more like $650-850 or so depending on details.4% annual growth for that place may also be unrealistic - the assessed value for that house is the same as it was 15 years ago, and real values haven't started shifting much in that part of town even recently.

As easy as this sounds, it's not simple and usually like pulling teeth.

One of the major rules of real estate investing is never fall in love with the property.....but as someone who has yet to cut their teeth on their first deal.