Specifically, I'm seeking talented handymen to work their magic on light cosmetic enhancements and an ingenious stage designer to infuse the space with their creativity.

It's always been about digging through the coal to find the diamonds.  

Are there any other events that could occur which according to a lender would constitute the start of the seasoning period?

I've been through 3 PMs in less than a year. 

I never got the consultation, but was politely told my portfolio is probably too small to pay their annual fees (starts at $2500 and goes up).

Found the deal through my network.

After that's under control, focus on increasing income through additional work at your current job, taking on a side hustle, or finding ways to increase income on your existing rental.At the same time, educate yourself.

You're giving up some good tax benefits since you're in the tier of taking itemized deductions.

Data point: we have a long-term rental in a popular STR neighborhood listed through Zillow right now.Every person who writes asking to do some sort of arbitrage is blocked by the Zillow platform.I don't even have to say "no thank you anymore."  

Huge counterparty risk, I am just working through a scenario where a correspondent HML in the midwest got defrauded from bad diligence and their funding partner is having to clean things up.