With rates over 8% for investment properties, it will be tough to cash flow without a creative strategy such as STR or rent by room. 

But they are only one prong of the Internal Rate of Return. 

What are the vacancy rates, how long are houses sitting on the market.

Its a strategy that barely even worked few years ago but currently airbnb rents are DOWN across the board and LTR rents are UP, the trend changed last year due to so much airbnb supply it dropped the rates and airbnb also got stricter with cancellation fees as well as giving guest refunds more often. 

Besides NOI/Cap rate/LTV (70%) what else would lenders look for?

If a $100 increase in rent is feasible without risking losing your excellent tenant, it could improve the property's cash flow.Evaluate Loan Terms: Your adjustable-rate mortgage with a high interest rate is a significant consideration.

My LT lawyer told me to make sure I update my insurance policies when I eventually transfer my LLC's or get an umbrella policy.

6.2% in "loan costs" and a 9.875% rate?

So, other than another set of eyeballs, there is no risk transfer. 

Plus you have to keep in mind that we are in a climate where interest rates are very likely to start trending downwards, maybe that's worth waiting a bit longer than you otherwise might to pay yourselves in dividends in the future.Surprising that only 20% of homes have a bathtub as I think of them as a necessity personally.