We're looking to raise money for a down payment which is why I considered the line of credit option.

Lastly, when i try and call them to speak to my property manager 99% of the time I wind up having to submit a note in their portal and wait for a call back.As to to the new garage door that will be installed by the tenant, I wish they would be more involved, giving the tenant some options of companies to call, and to walk them through the repair process.Am i wrong in any of these thoughts or concerns about my current PM---or---do i need to let the property manager do their thing and learn to take a step back?

I always say to go follow different people that offer STR masterminds/courses on social media, and whichever one clicks for you and has similar goals consider joining the group.

People are afraid to make offers and that's okay with me. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

So house hacking isn't really an option for me either. 

New construction is certainly a viable option but I am seeing people have great success with the renovation of existing properties.

@Michael Plaks suggestion of considering cash out refi was a strong option.

@Chancy VinesThere are many free options that are good and BP pro has some contracts that are boiler plate. 

Another option is cash for keys but I have never done this but others on this forum have and can probably advise further.