Stay Tuned....

But, that's fine.

I am SEVERELY limited in my choices of where I can relocate and this would have worked (zoning and all are ALL fine, just not these damn CCRs). 

If it is not heavily marketed yet then usually you can lock it up fast before it goes out to the masses.What happens is usually a 1031 buyer is the best buyer because they are generally paying big taxes if they do not buy something unless another all cash buyer steps in at a similar price.If the property is very competitive that is when I would have my capital markets commercial mortgage person go through my financials and the aspects of the property with a fine tooth comb before even thinking of agreeing to no loan contingency.Now if you have a good attorney there can generally be put many other outs in the contract besides the loan you could use in due diligence to get EM back.My deals we generally put in a long due diligence period that doesn't start until ALL the listed items required from the seller have been received.If your professionals are not helping you with this stuff you really need to think of finding others who have those skills.No legal advice given.    

Current tenants have 2 dogs (medium size, hypo-allergenic, poodles) which need to be brought outside during the showings (bit of a hassle for the tenants, but they are fine with letting me show the property).  

As to the accounting system, it does fine for me so far, I don't have too many units and it's accounts are customizable, figured that need a more focus account software probably from an accountant anyway this system just to keep track the trial balance.

Both my partner and I are fine being personal guarantors on the loan.

I think first thing I will definitely check on all the fine details with my insurance .

Combining the BRRRR strategy with STR is an interesting concept and something I have explored.I think a big challenge is fining a lender who will refinance a STR.

Answering as you've been answering is just fine.