Example: a listing with a cool property but bad pictures or poorly written Airbnb listing, or maybe it needs a new design refresh or doesn't get many reviews.

But also don’t want to shoot myself in the foot by buying a bad one!

I am not saying that it is a bad idea or not worth it.It appears that you are doing just fine.

.- Hard Money lender: 90% purchase LTV, 100% Rehab, 11.5%, I/O- Commercial Line of Credit on the funding gap: $13.6k (DP), $12k (CCs) , $15k (Rehab 1st phase) + Carrying Costs = $50kProfit will likely be $15-20k, depending on the rehab and sales price.I continue to learn from others and have gained my experience over the past 18 years as a RE investor.

It is not NOT STR friendly, but I'm curious about seasonality and occupancy...the good and the bad.

While getting your license has benefits and creditability most brokerages are not investor-focused. 

Try to go for cap rates lightly better than market, but not much better as had bad experience with super high yielding props.  

Use credit cards to finance the rehab.

What I would suggest alternatively is putting a clause in the lease that anyone above the age of 18 that's going to be living in the unit for more than 7 days has to be approved by the landlord and pass credit/background/income check etc. 

Good credit, good job history of 14yrs with the government.