I'm definitely open and interested to venturing well outside SFH.

If you had also spend money on renovations and improvements while occupying those should have gone into service then as well. 

I know the market pretty well.

Or the house construction industry in general where they build for $X and sell for $X+margin?

Consider cash flow as being necessary to cover operational expenses, maintain healthy reserves so you sleep well at night and help secure the most favorable debt. 

A well connected agent can also tap into their network.. for instance, probate attorneys might know of people seeking short-term solutions.

Are you thinking about managing versus a property manager or are you also thinking of selling as well?

I have personally invested in these types of properties in Alamance county.If you're open to STRs there's properties up and down the coast as well as lots of mountain vacation properties out West in places like Asheville, Boone, Hendersonville, Cherokee.

All the water issues could have caused this as well.

My goal is to brrrr the deal within three months, and payoff the credit card with the cash out refi.I feel like this strategy could work out in your scenario as well.