Usually, the listing agent pays for the photographer, so the value to the client is already added.

I would absolutely pay an extra 1% on a loan with no personal guarantee than put all of my net worth at risk. 

Currently I'm studying for my CFP exam but I am still finding time to practice some of the basics like property analysis and even from the financial planning side trying to do some extra study on financial planning for real estate investors.

Sign ups usually start in late March / April. 

It really depends on what you want; if you like having steady, long-term tenants and don't mind some extra work, Section 8 could work.

Also, when you are calculating returns, don't forget that utilities are in your name, you need to pay for internet and Netflix, paper towels, toilet paper, laundry and cleaning supplies, extra sheets, towels, pillows, etc.  

I could keep in a Money Market at 2.x% return OR, what if I kept the $40K sitting in the additional equity of the property that I could tap into the line of credit in the event it was needed.The quick math:A rental property @ 8% cap rate - 6.190% floating LOC rate = 1.8% interest rate arbitrage on the extra $40k sitting in equity.

My realtor/mentor as usual was aces (Thomas Corrente of Terrie O'conner Realtors).

We can usually get these done on a DSCR loan without an ltv restriction if they are non-warrantable due to the investment occupancy and nothing major related to HOA.

That usually speeds things up so people go down and redeem right away and the problem goes away.