What is the most effective form of marketing? 

If a 3rd party buys the property at the trustee sale, typically that investor or its agents will effect a cash for keys arrangement.

In that case, there's no point in waiting 6 months for a cash-out refi because it'll have the same effect as a rate and term refi (i.e. you won't be able to get cash out).

If salespersons weren't effective at justifying higher prices and conveying value, BMW and Ford wouldn't use them to sell their cars....That also explains why my 100% remodeled from head to toe houseThe bid and/or invoice from the general contractor detailing every little thing that was done is certainly something the appraiser should be shown!

@Julie Pedraza a real estate license is an effective tool to have in your bag, congrats! 

You are in the negative.

Managing a vacation rental or 25-unit apartment building would fall into the category of providing services as Brian correctly explained because of the amount of work it would require from you.But instead of focusing on negative (not being able to manage vacation rental yourself) why don't you focus on positives.

Here are the laws in regards to this stuff.4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Given the age, location, and current stage of the market, it's telling me its time to sell before a negative happens. 

When doing out of state property, just be prepared for things that might be overlooked, like neighbor's yard and how it may effect your property.