I'm withholding a pro rated rent amount for the time the property was held and an admin fee for getting her set up with all the documents and managment software.

If so what would the rates be?

I feel that a new investor doing a BRRRR is too risky and does not have a high success rate.

(the same loan you likely used to buy the now rental and your current primary) There is no reason no to use a conventional loan if you qualify because the rate AND terms will be better with a conventional loan then a DSCR. 

This is further confirmation of that, because MM never even adjusted my rates in the first place and now it's impossible to turn off.

It helps you find reliable property management partnerships and gives you everything you need to make confident hiring decisions:Expert Matching: Match with professionals who meet your criteriaExtra Assurance: Licenses, experience, ratings, reviews, and more that can be cross-checked with BiggerPockets membersBonus Content: Receive an essential interactive workbook: “How to Interview Property Management CompaniesHere’s how it works:Enter your market and what you're looking forInstantly see top matches and their qualificationsConnect with only those you want to interviewBonus!

Heather,New headline for your STR: "Awesome place for hearing impaired individuals"That said, IMO every guest would complain, give you low ratings, etc. 

Hope the property value will increase when rates eventually decline.2.

Can it still be lucrative to buy a house that isn't in a good school district? 

I am hands on managing remotely and only due to the low interest rates locked in during the pandemic and tax abatement I am making some money.