but also, I really like being able to hand pick my favorite from a pool of applicants. 

For bathrooms, you can use a higher temperature color like 5000 K.

You might be able to do sub to, which isn't my favorite, but depending on the seller's situation it could work here. 

Please let me know who your favorite lender in this space is!

Looking at AirDNA results, my biggest concern is occupancy rates, most of the calendars I look at have large gaps in them, and when you spend close to $500/sq. ft at current prices (in STR-designated areas), your property needs to rent well above 80% or you charge crazy nightly rates.We've also seen very few property management companies that charge less than 25% there (and 25% is rare), and some STR neighborhoods require you to use their designated PM (Desert Colors only allows Red Rock, and they are at 40% commissions - ouch!).

If for some reason you need to rely on regular adverse possession instead of tax sale short statute of limitations, it requires ten years of possession after color of title.

Boomerang Capital is my favorite lender in the valley and Jennifer Bayless at Magnum Title is the best escrow officer

.,  where I can see this for sure is with agents on BIG teams that are beginning their carrier they get cash flow ( IE they get paid I suspect from you weekly or monthly out of the retainer).... ya I can see this.and as you said your blue color FHA buyer with minimal cash savings is probably not your target.. but sophisticated number crunchers..

It's not my personal favorite and I don't focus in 38127 for my own investing but I know the area and have helped my clients acquire some deals here and they seem to love the zip code!

A few favorites of mine are set for life by scott trench, Househacking strategy by craig curelop and millionare next door.2.