High-quality finishes and construction can increase the ROI. 

Although my cost of capital was cheap (2.5% 30yr fixed), the increased STR supply resulted in a more hands-on approach by me (better marketing, improving the quality of my check-in hose, services, etc) and this wasn't turning out to be as 'passive' as I would have liked (I've been managing my own LTRs for close to a decade, so perhaps I'm spoiled).

However as a seller, Selling your home in the years 2008-2012 was not good due to the glut of homes on the market because of so many bank foreclosures. 

However, as long I keep good records, I can still correctly report my income.Here is the link to the Flat Fee Program. https://vrgne.com/flat-fee/Here is the link to the Independent Contractor Agreement:https://thevirtualrealtygroup.com/VRG-ICA-OPPM.pdfIn summary, after paying the annual membership fee of $327 and $595 per transaction fee, the agent gets to keep 100% of the commission. 

Good luck on your investing journey and don't hesitate to reach out if you have any questions.

I suspect the jobs market and economic data is going to come to light after the election which will show the economy is not as good as we thought and potentially provide a little more relief on interest rates.

Good advice here.

They did go through rigorous screening but I just got some not so good people.

Sounds like a good choice then to do the HELOC, especially if you are going to make it a rental in the future and a HELOC will be harder to come by once it's an investment property.

before even finding a buyer, I’m pretty sure first you have to find a good title group or real estate attorney that will do your paper work and contracts, and provide you with insurance if something happens later on.