It sounded high until you mentioned an attic in the middle of summer in Dallas. 

I hope you get it but I think you are too high.

Nightly is lower of course but bookings are high.

Knowing your "Why" will give you the basis for your search criteria which is critical in communicating to agents upfront; especially for agents that are highly experienced with transacting investment property. 

She can get that in a high yield savings account.

I am a real estate attorney in NOVA that is licensed in Maryland that has handled landlord tenant, 2k seems to be on the high side. 

Honestly in our market being in the mls nets top dollar, otoh it costs money to pay an agent, I think it would probably depend on where you are building and price point, I’d try to split the difference and see if, especially it’s a high price point & you are looking to build more in the future if you couldn’t get an agent to list at like 1.5-2% as opposed to the usual 3%

And they will aim as high as they can, because that means a better neighborhood.

Is your rental high end enough and is your market competitive enough to justify this effort and expense?

If you're comfortable letting your cash sit in the property then you're just looking for something you can purchase in an area with decently high rents.