Proper is a big one, very comprehensive and expensive (we have this), Foremost, CBIZ are others.Many insurance companies now offer STR policies.

After doing about 500 deals in my, market with OOS and country investors, we have now offered seller financing, 10% 30 year, no points, Clients seem to love it!!

A REIT fund would not offer you tax free returns.   

In a saturated market with high traffic, the play is to create properties that are decorated and themed extremely well so they will pop out online.

Long story short - I am positive that owner will sell it if there is offer on the table. 

Jennifer, Just to make sure I'm following you, this is just a template you are using as a guide to decide on offers and what properties to pursue, correct?

I have a lead who i offered a subto/seller finance option to. back story lead is getting a divorce and can get ~340k if listed. asked 300k if sold to me, everything updated within past 5 yrs except carpet and interior paint.

I am first time investor and I placed an offer on a 5 year old SFH and the offer was accepted.

I'm offering you the fish for free.

Now the debate of where rates "should be" would be based on the quality of product each person/owner offers.