If using a lender this is a non issue.

I would begin with a Facebook page.With social media, or any other type of marketing you need to understand VRIN scores:V stands for value.R stands for rarity or how rare it is.I stands for inimitable andN stands for non-substitutable.Value means you are giving your followers what they are interested in.

I notice a decent amount of people on this site swim naked.

This formula is used most frequently in a commercial property (5+ units) because often times the loan is a non-recourse loan ($1mm+) so the lender has to rely on the property to support itself since the lender can't look at the borrower as a qualifyer.However, if you are talking about SFR or a 1-4 unit property, you can obtain a conventional loan. 

The selling agent has explained that the property may only sell for the non-negotiable list price for six months.

Generally speaking,  if it's a one family zone, you'll need a variance, in my area requires a public hearing, and a vote.

We are having a hard time finding a PM that is non turnkey and will follow up with our inquiries.

If it's a complaint about being dirty, broken mailbox, or other non-essential stuff, acknowledge it but don't jump immediately to fix it.Follow your local rental laws and don't let bad tenants bully you.

Focusing on income over appreciation as this is our retirement, although my wife and I have several non-RE streams of income. 

Ideally, you can just non-renew his lease and get a non-smoker in there, but I don't get the impression you want to be that aggressive yet.