Manage their properties Provide welcome gifts/ goodie bags for their guests before check in Hauling extra supplies/ misc items to return to stores or other properties--Any other ideas that I can pitch to make myself more marketable?

Your case is indeed a challenging one, especially when traditional lenders are hesitant. 

The following are the key items I would recommend investors pay attention to:A. 

If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!

If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

While short-term rentals in areas like Kissimmee, Florida, can pay for themselves and offer lifestyle benefits, the ROI typically doesn’t match what I see from my traditional portfolio of long-term rentals in North Texas.That said, short-term rentals can still be a great choice, especially if you're drawn to the area and the opportunity to combine personal use with investment income.

What would be my best approach, I assume find a private lender and work out some deal with them.All questions and answers will help thank you. private lender would be one option - also can you get traditional financing from a bank? 

As a top bird dog in the area, I’m connecting buyers directly to end users, bypassing the traditional marketing process altogether.

I am also a huge fan of real estate and for the past 50 years there's been a way to combine both.By leveraging a Self-Directed IRA, real estate investors enjoy both the traditional advantages of property ownership and the additional tax benefits of retirement accounts, creating a powerful wealth-building strategy.

I've done refis with section 8 tenants in the units from traditional banks and dscr lenders.