From my research, these turn-key STR management companies provide this full turn-key service for 20% - 30% of all the bookings.  

While realtors provide guidance, the final decision and its implications rest on your shoulders.If you have trusted advisors or industry experts, now is a good time to seek their opinions.

The city posts the licenses to their portal immediately after the inspection, lead cert, and payment are all provided (again, through the portal).

The in home test kit reliability is questionable unless they can provide peer reviewed test validation data.

Please provide insight as I'm not too familiar w area.

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.

Smart buyers understand the value of a Buyer's agent and it certainly is not just to open doors.  95% of my clients are out of state investors purchasing in a market that they do not know nor live in, they count on me to walk the property, access repairs, provide comps and short term rental numbers, arrange and be present for inspections, as well as my ability to assist them getting their short term rental set up for them long distance.  

can definitely get a hard money loan with 30% down on the purchase and the lender providing 100% of construction 

I like approaching investors or realtors with a property in hand to provide value right away, and even if that one in particular doesn't work with them, they will most likely want to be kept in the loop for the next one.Networking events are another great way of connecting with investors in your area.

Thanks.Previous responses provided some technical details, but I want to quickly paint the big picture.1.