I am becoming very frustrated with my investor as I continually send good flips her way with excel spreadsheets to back up repair estimates (we own a remodeling company so we are pretty good at figuring it out) as well as CMA's that back up my ARV because I am a licensed agent with access to the MLS. 

I just wanted to chat with someone, not on a public forum, about what I can and can’t do, what restrictions I can place…to get the best possible tenant into my freshly remodeled house.Lastly, I obviously want to maximize my return.  

For instance, do you want to restrict your partner from being able to encumber the properties?

Personally - I'm rather bearish on the AirBnb strategy, primarily because most municipalities are doing everything they can to restrict it.

I know I’d have to join an agency to gain access to MLS, though, or pay out of pocket, but I don’t know.

Why not stay where you are and access your equity through a HELOC.

(Only reason to sell is to access the cash equity to pay off debts and reinvest).

Home Possible is an option with a low down payment SFR or MFR and has a reduced mortgage insurance when purchasing in area's with no income restrictions. 

Also, one more thing you need to look for is access points into the home.

Get pre-approved, connect with a real estate agent to get access to the MLS.