There are tons of loan products out there but low fees is rare because everything is a lot more expensive nowadaysGap lending is too risky as prices are slowing/falling in many markets.

As you pursue your goal of mastering the BRRRR method and building a passive income stream, consider exploring multiple markets and being open to how your assets might look.

You will remain responsible for the rent for up to 2 months - but what we will do is turn on our marketing, find a new tenant, and as soon as we get them in the unit, you will be off the hook for the balance of the 2 months owed.  

I don't necessarily want to talk to all these groups if I'm digging into my local markets.  

I need advice on how to market a house site unseen.

Once again, if you ask 10 people for their investing criteria you'll get 10 answers, but over time you'll develop your own criteria based on what's a good deal for you in your particular market.

So in theory it can't be a LTR if we move out someday, but a lease naming a tenant as "manager" probably gets around that.I've thought a bunch about how to improve the property's cash flow, and there's lots of marketing and operational low-hanging fruit before we get to capital improvements. 

So can I assume you are wishing to replace your $5k mo income with income from property(s) ?

Study the market.

The credit committee is usually made up of local people who are familiar with the market they are in.