I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

James uses the program to market his book that went from $35 down to $5 in a matter of six months.

He has an online network called Financial Friends Network.

You also get $50 automatically when signing up with Invelo, no matter which plan you choose.

If it matters, they now live in Oregon, current rental is in California, and the new rental will be purchased in Illinois.

If you decide to revisit STRs, you might want to explore properties where you can project expenses independently, such as using local STR forums or online tools to estimate maintenance, management, and occupancy costs.For networking and strategy-building, you might find local meetups or groups beneficial.

If security and consistent cash flow matter most, paying off the STR could provide a strong foundation.Just some things to think about based on my opinion. 

So is it a matter or reaching out to lenders saying I'm willing and able to act as a broker and ask for their terms/rules?

It doesn't matter here if utilities are included or not, stated rent is stated rent. 

I'm in Michigan if that matters for specifics.