The next factor is since you are looking to use that towards a down payment for your next investment you will need at least 20-25% down payment.

Factors to consider include proximity to campus, tenant turnover, seasonality, property management, and financing options.

You have an 8% vacancy factor, but does that include bad debt? 

There are many factors to consider, I drop some here: 1) being new, need to build your reputation and have no repeating customers2) Miami has had an overflow of STRs buildings and "illegal" inventory: investors who bought new condos allowing STR with loans to pay, tend to lower the price to get bookings.

However depending on variable factors as DSCR ratio, LTV, FICO, loan amount, Prepayment penalty or not it can range from 6's to high 8's. 

You’ll definitely want to dig into the zoning and permit requirements for your area to get a clear picture of what's allowed and what the associated costs might be.Also, don’t forget to factor in things like parking and whether you’d need to add a kitchenette to make it a viable short-term rental (STR).

Are there factors that am missing to consider if this conversation would really add equity to the house?

I just signed a subscription for a new property in March without incident. re: rate consistency in section 6.1 “The quality of the experience is based on a variety of factors such as calendar accuracy, Host response times and booking acceptance, rate consistency,”

If you can househack something like a 2-4 unit your down payment money might go further and allow you to borrow more since often times lenders will factor in some or all of the other rent as income in the DTI calculations.

Thanks @Kevin Sobilo, I hadn't thought about the inflation factor-which is impactful.