It takes time to build up the reputation, even in a popular area like Sedona.Sedona does have a ton of STRs but it sees in the neighborhood of 5m visitors a year so I wouldn't worry too much.Getting on VRBO is a must IMHO.

You could aim to purchase near those areas that are already or set to boom even more with large commercial projects going on. 

Even thought the s-corp is in many ways just me, and a new LLC would in many ways be just me? 

I even mentioned this to my business partner the other day..

This locks in your monthly expenses, versus  HELOC that is variable, and matches well to the long term hold of the rental.I use HELOCs for shorter term capital needs, i.e. flips, or even possibly the acquisition and renovation of a rental, but always with the belief that I will have it paid off in under a year, typically 6 months.  

Is this something that would even work?

And even that price I thought was a little lofty. 

We have plugged in a few deals and made it work but they were all on the HudHomes website and most don't even have contact information.

Even if you lose money on the issue/deal, hopefully the investor makes note and uses you again.

The only "alternative" site - if you could even call it that - that has yielded a tenant for us was apartments.com.