Your listing should reflect what you actually offer both in photos and descriptions and you should communicate authentically and as frequently as is right for the guest.  

If you're to search on FB for investor financing or hard money lenders, those ads should start appearing for you.

I'm actually having an investment meetup next Tuesday about this exact subject!

Ideally I would want PM to find a new tenant for me but this has been really frustrating to the point that I am considering moving back so I don't lose too much money or get into any legal trouble in the process. 

Ditto Nathan.Home Warranties are horrible and a waste of time and money for the poorest quality.I have too many bad experiences with them. doesn't matter which one.

If you can't handle what you currently have, borrowing more money will only add more problems.

Dealing with a HOA scam that is going on with it, but besides the scam I'm actually really proud of this deal.

The LLC isn't necessary until you actually start making money. 

Is it feasible to obtain a loan or a good old boy agreement where a lender offers 100% financing for both the purchase price and construction costs at hard money rates, secured by a second position on the borrower's other properties?

I have actual work to do and don't need 30 days of this.He never paid me the expense deposit in my management agreement and I never pushed on it because I'm always holding enough of his rent at any given time for it not to matter.