There are other services, and they will simply put out a higher volume of calls vs some of these VAs

Suggestion: Put up blinds of some sort or window coverings.

I would never put sec 8 in Chagrin Falls.  

I have no money to put down so where can I get down payment for a flip or STR?

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

My last one I purchased for 150k, put about 10k into it - it'd sell for 210k in 3 days.

Exactly as david said, putting the responsibility of replacing the furnace filter is a great way to enter the property and make sure that things are all OK. 

They can ACH it, walk in to a branch with cash or a personal check, etc.I know a lot of people find these third party vendors convenient, but to me it just puts another link in the chain between the tenant's payment and my revenue. 

Also love @Patrick Allen's reply mentioning.(1) HELOCs on primaries are easier to obtain(2) High rates may make cash flow difficult unless there is a clear & compelling refi strategyItems I'll add from my seat.(1) Although rare we(Lower.com) offer HELOCs on investment properties, but the terms will always be better on primaries.(2) If you're moving into the next home, needing to only put ~5% down doesn't leave you very exposed to the higher rates of a HELOC.

@Patrick GoswitzI guess I am mostly confused, I don't know why anyone would put $100K down on a seller finance deal.I obviously don't know anything other than what you posted, but something seems off.