I'm looking for something in between a turnkey and a fixer upper.

Negotiating favorable terms is both an art and a science, and in real estate, it's a critical skill that can make or break a deal.

If you’re strategic about locations, management, and financing, STRs can still offer decent returns in the right market.I totally agree that it’s not all sunshine and rainbows in real estate right now, but if you’re strategic—especially with tax savings and a long-term focus—real estate can still be a viable option alongside other investments.I agree with everything you said but it’s also important to consider the Time component.

The guarantee of getting paid and a high hourly rate would be what would entice them to use the hourly rate structure over a commission structure.  

But the "art" really only comes with time in market and a deep understanding of both the market and the operations of assets.

We have two rentals rent by room and a househack duplex.

If you can get the first month, last month, and a deposit, even better.

So I get this referral from a relative about a tenant who has good credit score, no criminal history, and a good paying job.

And a good property manager will take care of day to day, but you will still have work to do.

I carry the standard home owner insurance and a separate $1M liability policy.