Initially I really wanted to do a STR down in North Padre Texas (as it is a place I have vacationed for years and have stayed in at least 8-10 of the STR in the exact complex im looking into, I see how my STR could stand out amongst the rest since Im huge fisherman down there and that is mainly what those STR are used as, already have boat rental option setup if I go this route, list of fishing and possible guides to go with depending on style of fishing, family, fun, hardcore wade fisherman etc etc and equipment rental available for those that do not have.), the places im looking at are decent $ properties that after running through calculators etc showing 18-22% CoC after management fees etc.But after listening to BP for about a month, now thinking BRRRR possibly and doing up here in the DFW area.

Welcome to the real estate hive.. are you open to exploring off-market listings through your network?

Do you want to buy and hold for long run appreciation, do you want day 1 cashflow, are you wanting to flip and stair-step into higher value properties, the list goes on. 

We were trying to buy a loan that was in default and the current lender was emotionally attached and has it listed for over $2M when comps are $1.5M. 

Quote from @Roger Flot: I was reviewing some renovated listings in my area and one indicated that even though the house was originally built in 1920, because of all the renovations bringing the house to current code, that you could get 2024 rates on insurance. 

As a bonus when you sign up you also get an e-book that has tips to running your wholesaling business.We normally pull 50k+ list when we do our monthly campaigns of cold calling.

The slides list 12 well companies.

As far as what to tell them, you simply say that you're listing it for $1,700/month and are not willing to lower the rate.

I believe it is over priced (originally for sale by owner for $280k,later listed through agent at $360k), but I feel like the seller may be open to a creative financing option. 

You'll want to put together a personal financial statement (basically lists of all your assets and liabilities) and have your tax returns ready.