I understand that you borrowed from VCF, but I'm curious if you talked to any local banks/credit unions to comparison shop and if they were competitive?

We've invested around $50,000 in improvements (central air and hardscaping) and our mortgage is a 30-year fixed at 2.5%, with a PITI of $2400.We think it could rent for $3,750 - $4,000 per month based on local comps.

The markets you are looking at - are you local to those markets? 

Make sure to check local MTR regulations, and identify multiple properties within your 1031 timeline to stay flexible.

i feel like the local FB groups will not allow me to advertise my STR there because they would label it as "soliciting".. any way to get around this so that it doesn't look like i'm soliciting? 

"By terminating the AFFH rule, localities will no longer be required to complete onerous paperwork and drain their budgets to comply with the extreme and restrictive demands made up by the Obama federal government."

Quote from @Morgan Leiviska: How I would build this database for you would be to connect with people at local meetups that you find.

I would also consider reaching out to local real estate investment groups or networking events to connect with experienced professionals.

We are cementing our growth strategy as a local and regional builder and looking to grow into subdivision development so we control more land but wanted to seek advice in the forums about this. 

Check with your local credit union.