I will continue to be here for you and all of my clients and i will continue to serve you to the best of my abilities. 

I guess I can keep it as a STR and push my way through, it would just be nice if it was something that worked for someone right now and helped me take a step back for a bit, and go back to STR when I have more ability to keep up with it!

Maintain good business practices an carry a decent insurance company.

Down payment should be about the same (20% on a buy-and-hold) but you'll see an additional $3-$6k on average in CC and the ability to keep it off of your DTI/Personal credit along with hopefully no more hard inquiries on your credit (many lenders will accept/perform a soft pull).

Investors benefit from passive income without taking on any of the operational risks or liabilities, but the model, which is actively developing and innovating, depends on the property owner’s ability to manage the property effectively. 

Just because a technique for acquiring or earning money is popularized by gurus and practiced unethically by the gurus students does not mean that the technique itself is a scam, unethical, immoral, or that the participants aren’t honest.   

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment. 

While technically negotiable, the Sitzer/Burnett case revealed that the industry practice effectively standardized these rates.

I would call a real estate attorney and see what is the best way to remove the tenant and if you have the ability to remove them due to the fact that you cannot get any insurance. 

Best practice is to ask them if they consider hard money cash.