The issue is tech savvy customers have figured out how to scam it and I can’t get satisfaction from their customer support.

Based on my experience I would focus on Facebook rather than other social media platforms such as Instagram, but its worth the shot to try an connect people from Instagram. 

Well over the years I have done 1ks reno/repairs, and I know exactly what the reno will be based on what I am told.

For my multi-family properties, we get quality leads from Apartments.com and Zillow.I believe if you have a bigger pockets pro membership you can get lease agreement customized for any state.

Th number of beds will depend on the customer you want to stay at your place. 

I recommend connecting with an investor-friendly lender that can give you an idea of what you will be able to afford based on your DTI, credit score, and current income & assets.

If this coach is in your market and knows the key players in the market, has used various property managers and can tell you the good ones, knows the loan brokers, knows the risks of investing on this side of town versus that, knows the tenant base for your area and what they are wanting from their apartments and what they can afford, than I would say a coach (maybe not the one you are interviewing) is worth it.  

. 🤔 Is base board heat typical in this area?

I get it from their view, customers book a place and then have it cancelled on them.

I think that is a decision based on your situation & goals.I'm not sure what your market rates, prices, or demand are, but I'd suggest analyzing both of the strategies you mentioned and see what numbers make the most sense.