I think you're best bet for private money is going to be to network at the meetups (Red Stick REI, RING) and on FB/here.

Basically a 3-day offer, with a due diligence visit/review. 

update the seller has taken a week+ to review our loan sale agreement (which is very cookie cutter).... finally closed on this one... will keep people updated

I haven't reviewed the Standard Lease Agreement yet, but all I need is the right to sublet, and possibly some negotiated capital responsibilities (owner pays for repairs over a certain amount or split responsibilities on certain expenses).

Your best bet is to read information from public blogs that approach both options objectively.

If the covenant specifically prohibits renting out rooms or STRs, you may be restricted from doing so.You should carefully review the covenants tied to your property to understand the specific restrictions.

A better approach is to network with other experienced passive investors and review the offering together. 

Seems too good to be true, but after reviewing their numbers and deals it's a great investment.

So if you are going to be a host that outperforms your competitors and want to get fabulous reviews, there isn’t complete down time if you are self managing at the highest level.

(We use RingCentral, but you need scale to justify cost)We can do a quick review of your PM agreement, but we don't cohost.