What I do not want is a tenant who wants compensation for their inconvenience or any other expense they may claim they are incurring and that they want me to pay.  

Alternatively there are other lenders out there that will give you a loan even without credit or credit history, as long as you provide compensating factors.

I recommend one further breakdown...the $1614, split (annually) between maintenance, major repair, and PM fees.Once you have isolated the PM placement fees, you/we can assess whether or not it is causing the property to be unprofitable (or if it is something else).Placement fees vary by market and by PM (uncommon in my market).I recommend working with your PM or another one on a compensation arrangement that better aligns interests than placement fees.It will be hard to make a profit with a 60+% expense ratio. 

Just out of curiosity, in your pro forma, how much did you budget to compensate them.There are companies that will do it and I would suggest to find a company that is local, otherwise you will be paying for someone.

I know it sounds strange but, knowing what I know now, I would work with a big apartment or hotel buyer in your city, look for a good deal for him or her and then as your compensation, you get paid equity in the deal.

We will be compensated for hours worked after the sale. 

This will cover a insurance increase as well as compensate you for this risk of having the dog as a tenant.

I would be compensated for my admin work with 0,3% of the accumulated value of properties.

Your present home is not worth holding as a investment income property, You will have negative cash flow that will likely not be compensated for with appreciation.

Should I lower the rent to compensate for the hassle of short-term and the contractors?