Some investors do well buying a few SFRs and then refinancing into more units down the road once they get comfortable.

Instead, he insulted my profession as an ortho surgeon which indicates to me I was right about his videos. 

Comfort with Transition:One option could be to start with a 10–12 unit property as a bridge — enough to taste the differences in operations without diving into the deep end.

All the leases are "month to month" I was told but when I asked for lease agreements they told me they could have them sign one for the month of August if we would be more comfortable with that.

The parties agree that the exact amount of Buyer’s Agent’s damages in that situation would be uncertain and difficult to accurately estimate, and the amount indicated in the previous sentence is fair compensation for and a reasonable measure of those damages in the light of the anticipated or actual harm caused by the breach, the difficulties of proof of loss, and the inconvenience or non feasibility of otherwise obtaining an adequate remedy."

Hey Jason,It does sound like the group really isn't comfortable with STRs and are trying to find a way around their UW guidelines to keep the deal going.There are a few groups out there that would allow it to be truly vacant and would utilize a combination of Appraised rents + something like AirDNA.

Since you’re looking for landlord-friendly states and minimal rehab, I’d focus on markets with steady cash flow where you can run the numbers conservatively and still be comfortable.

A solid Realtor will then be able to confirm that you are running your numbers correctly, that you are understanding costs for rehab (if needed), and being a second set of eyes for you.Once you choose the location you are comfortable with, you will see how much easier it is to analyze deals.

@Graham Kim I think it depends on your expectations of cash flow, your time available, and the market you feel comfortable with. 

A low price often indicates a lower service quality or a firm struggling to remain profitable -potentially leading to overworked managers.