When we lived in Michigan the city we lived in had strict inspections that had to be conducted for a fee to redo burned homes.Realize that while you can encapsulate some of the burned wood to eliminate the smell, the heat does change the structure of the wood and may dictate replacement - again factor that into your offer. 

I'm also not willing to eliminate any options if the money makes sense!

I know this is not particularly cost-effective upfront, but hindsight is 20/20.I've heard of the "6 month rule," when it comes to cash-out refinancing. 

I am looking for advice on effective list sourcing and marketing.

You’re effectively paying about 6.5% to borrow.

If so... how does it work, how effective is it, do you have any tips and would you recommend?

It sounds too simple to be effective but a quick "johnson county short term rental" google will get you everything you need.

It is effective on March 4, 2021, and will replace the Homestay regulations. ...General InformationShort Term Rental regulations apply to dwelling units that are used for overnight lodging accommodations that are provided to renters for no longer than 30 days for compensation.

I’m aware now that the ARV is going to be based off my markets cap rate and NOI but since there is no track record of previous income as an 8-plex how would that play an effect on the ARV or acquiring a commercial cash out refinance loan?

Based on the comments, it seems like knowing how to hire right and bring in a strong team is one of the key pieces to getting all the areas you mentioned taken care of effectively.