So to make STR work out of state for me that would require a property manager.

So make sure you have set your criteria and you stick with it even if you do change markets.

Get a bunch of bids and make a decision if its worth it.The line looks dry, why is that?

If your decision making is tied to cash flow projections you are likely ignoring the fundamentals that are more telling of the properties long term success. 

Purchased and in process of completing full gut rehab on neglected SFR.

I have a very diverse skill set - most importantly, good professional communication, process development, an financial literacy.

and "how do I architect creative financing to make the speed and efficiency of my money work smarter?"

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

It does not make a difference if you have SS appliances granite, or  new siding Sec 8 pays by the number of BRS Good luck 

Quote from @Henry Lazerow: They eliminated the co-op to make the home more affordable?