As someone in a the area do you have any advice on:-the best type of home for a STR in terms of #beds, #baths, or other features in the area?

You'll need his input for rehab expenses anyway, and since this is a rental your personal preferences for features in a home really aren't that critical.

It is the selling price (less. closing costs and fees) minus your purchase price along with capital improvements you made (new roof, bathroom, etc).You cap gain/profit will be less than the $28k difference.

I would recommend looking into a property management software that fits your business needs and also has an online rent collection feature. 

Property cash flows at a 7% cap.

That's why they are selling at such low cap rates.

I like Roofstock's website for evaluating deals and can filter for attractive cap rates and gross yield but went I get into their numbers I see they never use 10% maintenance and 10% capex.

I am being told I can sell for near a 6% cap ($17k/m).

Cap Ex., vacancy rates, etc.).

If you have a sizable amount, you may want to consider opening up a solo401k with loan features.