Have never had an issue with the house when someone was actually living in it. 

I am issuing her a 1099-INT, and a I have had some tell me that loan points paid should be included on the 1099-INT, and others tell me that loan points should not be included as they are not actual interest.

So my partners and I can only assume they don’t actually have funds to give us.

My self directed solo 401k is actually with solera. 

I am here in Chicago, but actually lived and worked in new orleans for a while...be hyper-aware of who you are hiring, how much you are paying them, and what you are paying them for..

They do some predictions to distinguish between actual occupancies vs host blocking calendar etc.

With no disrespect intended to BP, most of the folks I run into who use the various calculators provided here have NO real understanding of how to analyze an actual deal.Much in the way one can't become a Jedi without building a lightsaber, you won't become a confident and complete real estate investor until you can build your own analysis spreadsheet.

I agree with you that an actually regulated REIT is a much safer choice for someone with no experience.

The vacancy piece sounds nerve wrecking. 

Now if you absolutely want to do it yourself, (may get hate for it) I have actually found Zillow rental manager to be a pretty decent way to solo manage your properties and collect rent.