They have multiple non verified phone numbers and no way to contact the actual company.

Doing your homework and putting together a nice info packet on the property and how you plan to manage the rehab and how you plan on paying everyone back with multiple exit strategies is what a lot of investors want to see.  

Tried contacting the tenant multiple times including offering money to meet, but no response. 

I did always fell bad talking to her as this was my only option to vent.They still have not reimbursed my commitment fee after sending multiple emails and no reply.I looked more into their business and the address they use is actually a remote office anyone can set up, they give the business an address and phone number.

Performance often varies dramatically by township due to STR regulations, enforcement, and permitting requirements.Another area to stress-test is seasonality.

You’re not missing anything obvious — there are just multiple paths, each with different tradeoffs.A helpful way to think about it is separating equity access from investment strategy:1) Using equity:Most people in your position end up using either a HELOC or a cash-out refi to access a portion of that equity, but how much to use depends on risk tolerance and cash flow comfort — especially with a family.2) Where to deploy it:Staying in-market (CA) tends to be more appreciation-driven and capital-intensive, while out-of-state (like MI) is usually more cash-flow-focused and operationally dependent on good local execution.

What's killing you more - finding contractors who actually show up or keeping track of multiple jobs at once?

Local banks don’t or won’t cross multiple state lines.

Yes.Or are we just seeing sellers and agents testing the ceiling?  

Perhaps an IRR or Equity Multiple (EMx)?