At this point you just want quality conversations to happen, just like with direct mail, it's a follow-up game.I don't think your expectations are unrealistic when it comes to having your VA sound less robotic, they conversion numbers aren't that bad, they need feedback to get better and sounds like you're providing that.

You could have a property purchased and renovated by then or even a small condo/townhome to get a head start providing the HOA was reasonable.

No area provides perfect occupancy, high nightly rates etc all the time.If you wait for the perfect time, you will never buy anything.

One of my subs just replaced his AC condenser--just the unit, no line set, etc and it was $2650 as a "softball coach special" so it is pretty easy to guess you will be in the 3K range. 

This particular property has special circumstances.

There are a few professional wholesalers that can help locate one for you but be certain to double check every estimate they provide.

Moreover, leveraging big data and analytics can provide insights into market trends and tenant preferences, enabling more informed decision-making.Key Takeaways:Invest in smart building technologies to increase efficiency and attractiveness.Use data analytics to understand market trends and adapt strategies accordingly.Sustainable and Green InvestmentsSustainability is no longer a buzzword but a critical factor driving tenant decisions and investment value.

Who can provide a referral or insight on managing this rental?

They may hire a contractor (they use the same guy and he's done a great job so far) or a specialized trade for anything more advanced - electrical, plumbing etc. 

You may not get any cash flow but you will get an education that Harvard, Stanford, or any Ivy League school can provide.