Smart locks are good for this, until they aren't : ) But if the tenant has wifi you can do smartlocks and give codes to contractors that are good for X hours then expire.  

I've been searching for short term leases/month-to-month options that aren't crazy expensive but to no avail.

If you aren't an investor yourself then that is the next best thing.The role of the Investor Friendly agent, at least where it differs from a Retail agent, is that the commissions are generally smaller and there is more competition for the few deals that are out there - sounds great right!?

And who said there aren't any BRRRR deals?!?!!? 

Have your broker (not your agent) call his broker.It’s off-market, so MLS and Bright aren’t going to have a say.Whether we call it an “office listing” or “pocket listing”, we don’t know whether the seller has specifically stated to not put it in the MLS.

AND you aren't limited to the size of a property based on your liquid capital.

Why aren't you interviewing with other companies? 

Your entire financial structure here seems pretty complicated and it doesn't need to be.HELOCs hurt your DTI and may be part of the reason you aren't qualifying.  

Service companies aren't hurting for business and wanting to take their low rates so it was a full time job trying to stay on top of them to expedite service due to no heat in February and no AC in the middle of summer with a baby in the house. 

Relentless ACTIONWhy aren’t you taking action?