Have referral for prop manager but haven't contacted yet.Close expected 1st-2nd week of July.I think my next steps is to contact an insurance company to get my property insured. 

She claimed the master bedroom had been broken into last night while she was at home, watching t.v.

Not trying to scare you off just want you to know what to expect. 

Like a broken record, the trick is to find out the perfect Location, Location, Location ;-) Many STRs break even or even lose money because the math needs to make sense in terms of year-round high average occupancy rates necessary to pass the break-even threshold.

My expected closing costs are about $15,000.

This is a question for your CPA/tax adviser that I can't answer but it is one you need to ask to get the full picture and may sway your choice of equity source.Finally, on the expected rents, how are you determining that $650 is a realistic number?

The upsides is that your property is professionally cleaned after every checkout, upkeep is super important as this is a business for him and broken or damaged listings don’t do well at all.

BUT, be sure there aren’t other fees and such tacked on that you don’t expect.

We did tell them that depending on the outcome of the medical board,  which was expected to conclude late November,  that we would try to move out early. 

On any rental property I would expect it to show a positive cash flow  on day one.