Also the AC unit was stolen before tenant moved in (thieves climbed a fence) so I'm out $4700 (labor and unit) - didn't file an insurance claim because my premium would go up.

For what it's worth, some ideas I've seen pitched are grocery bundles (e.g. a breakfast bundle for 2-4 people with eggs, bacon, bagels, cream cheese, and OJ all pre-stocked in the fridge), meal kits, a pre-stocked drink fridge, charcuterie boards, premium coffee selection, bike/e-bike/scooter/kayak/canoe rentals, video game consoles, upgraded work-from-home office amenities (e.g. oversized computer monitor), etc.I'm not a lawyer, but cocktail kits, bottles of wine, local craft beer, and other alcoholic items seem like they would fall into a grey area from liability perspective. 

If so, and if your HOA allows, you could market this as a mid-term furnished rental and charge a premium for rent.

South of the RR Tracks and east of the Parkway are not going to get the premium prices that you're seeing along Bloomfield Ave. 

You will certainly pay a premium for turnkey, but if your long-term goals are appreciation and stable yet modest growth, it is certainly advisable.

Anything you find in these areas you're going to have to pay a very high premium for because all investors want to buy in this location.

I've easily quadrupled the leads using Zillow Rental Manager (premium/upgraded $30.00 version).

We don't know what states the properties reside.Florida, Georgia, Hawaii, Illinois, Indiana, Montana, South Dakota, Virginia have different laws.Oh, and by the way, an attestation to the insurer and others (mortgagee) will not change premiums nor constitute a “sale.”There are considerations such as the loss of asset protection after judgment (beneficial interest is personal property, not real property), but if the property is clear of a mortgage and the concern is title theft (a concern you raised), then putting the property into a land trust is probably a lower cost alternative to maintaining a debt (which irritates the wife). 

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

If you pick a premium cash flow location like Sedona and kick butt with your strategy, the money is coming.