The catch 22 for me is not knowing whether to do this and pay the higher interest rate for a "just in case" scenario... aka winning bid on an auction property, super quick close..... or go the more traditional route, less risk, lower interest rate.

You need a diverse approach.Realtors, MLS, Craigslist, Zillow etc for people who have already taken the time and money to list their property the traditional ways.Website with good SEO to attract people actively looking for a buyer online - and entering the keyword searches you optimize for.Mail to off-market leads.

@Jason Cory don’t worry, they are  keeping fresh  ideas coming across my desk.

We also created systems for front desk procedures, cleaning and laundry and added on site innkeepers so that the business can be turn key should we decide to sell.

They are also usually doing a lot more volume than a traditional owner/operator.

Investors who are unable to get financing from a bank/traditional lender? 

Desk in room to sit and do work or laptop stuff is great, if there is room for it. 

You put down 25% of the purchase price as a down payment and finance the remaining 75% with a traditional mortgage from the bank.

Local traditions dominate. 

On top of that yea the out of state thing was becoming an issue although we were entertaining bringing in a family member as a "credit partner" merely for their residency.We are exploring more traditional mortgages now that would be used to purchase our "2nd home" as long as it will pass appraisal.