I have been doing it successfully for well over a decade. 

First, deep relationships with people so that you know them well, they know you well, and relationship continues for many years.  

Also if any NJ agents that are familiar with using these and transitioning out of them can reach out for some advice and education that would be great seeing that I will need an investor Friendly agent over here to help guide me through everything.

That means that there is now competition between hosts and you have to give people a reason to book your unit over another hosts.

Some wholesalers over charge and don't understand the market and arv or BRRR.

Is it over-blown or game changing?

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Some towns require a nightly online form to be filled out for any non-residents who are parking their cars (this is easily automated from an operational standpoint).As the MTR market becomes saturated over time, those who have separated themselves from the rest of the "competition" will continue to perform well by having an outstanding listing and all the MTR-specific amenities.

Turning over some kind of commercial property is more labor intensive but it also scales quickly because of potential returns.

We invest in Toledo and Detroit , We are more then willing to share why and what we have learnt over the years if anyone  wants to chat