Purchase my first rental property around $500k located within 30 minute drive of my home (North of Seattle), complete my first rehab, refinance, and cash flow positively. 

This didn't pass the smell test???

Other risks, the contractor walking off the job, a storm hitting and delaying the project for weeks, someone breaking into the home and stealing stuff (which happened just the other day to a client of mine), a squatter, or drunk driver driving into the house (happened a lot at my old job as a firefighter lol).

I'll drive you down the streets of Lehigh acres where they build and show anyone the gap between market rents (real asking prices) and their pro formas 

You need to understand how to drive the Net Operating Income to produce a good solid return. 

I tested out a lot before I landed on my favorite 4 for profitability and ease of putting together.

STR management is 20-25% (I would recommend self managing or getting a VA), since income is higher you could probably get away with 5% for maintenance / cap ex but remember you need to cover utilities and cleaning for these units which drives up costs.

And even though virtually every sponsor agreement allows me to share investment information with others who might be advising me on it (especially when club members are bound by an NDA), I still ask the sponsor if I can share it, because it's a test.

You may also want to check the Columbus OH market - great macroeconomics with lots of job and population growth along with major companies developing here that drive strong rental demand. 

I actually think your company, Drive Home Capital, does have a good track record in the space.