I also manage myself.The only cash I have in is the down payment of 5% or 16500 with 2.875% interest rate. 

I would not use a property manager to manage a rehab unless they had experience running flips & rehabs.

Now they have come to realize that the renovation costs are much higher than expected and are looking for suckers who would be willing to pay a lot for buildings that have sat empty for years and have blight liens against them?

On my schedule is to start identifying and researching the top RE pros (Agents, Brokers, Investors, Property Managers) here at home and in the markets within a driving distance (Huntington WV, Lexington KY, Columbus OH, and Charleston WV) and start weekend visits just to drive around.

The cheapest/potentially no-cost option is just doing public records searches and contacting owners directly.

In highly touristy areas like lakes or vacation spots, an STR typically generates higher income from short stays but may not attract long-term tenants due to seasonal demand.However, if the property is in a more versatile location, such as near schools, businesses, or urban centers, it may work as an LTR, providing steady income and fewer management demands. 

Sponsors fall under General partner with the management folks that find and manage the deal and asset right? 

I manage 400 rentals and have never, ever paid a tenant to leave in 15 years.It may be too late for you to do the right thing.

for example, who pays closing costs, seller or buyer?

I am particularly interested in sharing know-how's on residential real estate, rental laws, book keeping practice, and property management best practices.