There are so many factors that play into keep vs sell decisions, but ultimately your strategy should be based on your end game.

100% financing is tough...even for private lenders, unless there are compensating factors (great track record, proven successes, strong reserves, great credit score...maybe even good job/w2 income (usually not a factor for non-bank investment property lenders, but may be for a private individual)). 

I know CAP Rates are only a quick reference, but how do you "quickly" factor in the expenses to rehab a property showing high CAP rates, or do you treat that like you would on SF flips/rentals where you deduct rehab costs from the Purchase Price (which I don't think is how it works)?

Maybe factor that into your offer price.

Only you know what you're willing to deal with though, I always would drive an area I invest in at least for local investing ... 

Where to go for that depends on your creditworthiness and other factors (personal income/DTI), how you own the property (is it in your personal name or an LLC), when did you purchase it--less than 6 months ago?

Hows it going BP,While driving through an area of town where I would like to invest (Diving for $$) I came across a ton of properties in really REALLY nice neighborhoods that seemed to be abandon.

Or do you only factor in the 10% PM on deals that will be in fact managed by a PM.  

You could knock on doors,  "drive for dollars" method to look for empiy houses or FSBO signs,  look at Craigslists ads, do mailings, check or use local papers, go to real estate websites, go to local real estate clubs, etc..  

Complaints/pain points airbnb drives a ton of traffic and is most of my business but they charge about 15% total of a booking.