If it was bought as a rental and you've never lived there, with a 3% interest rate and close to cash flowing with a PM, I'd hold it. 

Even the type of wood floor, tile, different colors of paint, bath fixtures, lighting etcAlways give specs and be very specific as you mention, otherwise it can cost you later on down the road

What are the close by states you'd recommend to look?

Running an STR is infinitely easier when you live close by, and progressively harder with distance.

Pinpoint offers (the wholesaler) failed to close escrow.

How to properly structure these deals as well as the process of closing them.

Most of my properties have the service panel either in the garage or very close to it, so the work to install the outlet would be pretty trivial for most of my properties. 

Qualifications typically center around whether the monthly rental income can at least break even (1.00 DSCR) with the monthly PITI.We would simply need to know the following information to determine eligibility, interest rate, and loan terms for DSCR financing:o Purchase or Refinanceo Property Addresso Monthly Rental incomeo Annual Taxeso Annual Insuranceo Estimated Credit ScoreThe documentation is relatively light as well, compared to a conventional loan underwritten to your personal income/taxes/debts.▪ Entity documents ▪ 2 months of bank statements ▪ Photo ID ▪ Lease agreement (refinance) ▪ Sales contract (purchase)

Since he was 6 months late on the loan, I had urgent needs for the loan and wanted a wire for many reasons (my bank- bank of America puts holds on all large checks, so I am blocked from access to it for a week) and I didn't trust him with my wire information as he told me point blank "I'm not going to give you that information" when I asked who the closing attorney was. 

@Sandrene Smart Hey I also can lend on EMD, double closes ect.