After a Valentines purchase as well as a couple others, I was able to convince him this was a good move.

In our area 67% of tenants will move locally because of issues with maintenance - which are often issues with communication.  

If it does happen with guest there, just get someone out to deal with it asap and move forward.

But there are a few ways to shake things up:Cash for Keys: Offer them money to move out.

This property would be my third investment so I'm undecided on moving forward. 

Conversely, a new built A class SFR, in A class market of significant growth via a well laid out planned city development, great schools, area people are glamouring to move to, a-class tenants, very very low risk.

Quote from @Emily Gowen: I only recommend investors sell when they can move the money to a better-performing investment or when the sale moves them closer to a specific goal.

If you are considering getting rid of them anyway try to move some of the reservations to your own Direct Booking or even to Airbnb if you can provide a savings to the client. 

If one tenant moves out, the property remains cash-flow positive. 

Would a cash-out refinance to free up equity and keep growing be a smart move, or should I focus on paying down my existing debts?