@Thomas Haessig If you haven’t done something similar I would sit down with a notebook and write out your goals.

Start to see what makes one more than the other you might have one site looking at quartz counter tops with huge living rooms and the other looking at plastic counter tops,  being able to identify this will help you identify where your property could sit.  

You are currently sitting in Los Angeles's entertainment mecca and Mid Term rentals/30+ day rentals are a great alternative to the STR limitation.

I really don’t have time to baby sit adults .

They're not just going to sit on it and wait, can't afford to. 

I just want to sit back and collect cash flow checks. 

I finally told the staff member who was a male about 6' 5" 350 lbs I was not going to sit there and be chastised by him for something I did not do!  

Also maybe partnering with an investor since im sitting on some cash i would like to put to work...

I consider that a liability,  don't want it on my balance sheet and if I were out of funds I would sit on the sidelines before entertaining that deal.

If you have a 6 bedroom in an area that does not have a university (students looking for shared space) or is in a family friendly place it may sit vacant longer between tenants.For Capex, try not to use a generic number - look at the roof, furnace, hot water tank, kitchen - when will each need to be done and what will it cost?