The water's been bloodied and AirBnB can afford to charge more now, so expect less returns than a few years ago, but there's still money to be made. 

But it wasn't a screaming deal and we spent almost 18 months looking for it.

Reading your post and your reply, my intuition is screaming DO NOT buy this place.  

Generally speaking we have to get such a screaming deal that we are purchasing the property well below the cash out loan MAXIMUM so that when we go to refinance at 75% LTV or 80% LTV that there's enough room to pull cash out. 

I got a nutter on one side screaming in my ear with a bull-horn were all gonna die.

I would not take the tenant based off his comment that you cant reject him because of the dog. this just screams problems in the future. it comes off as entitled, and will be used against you in the future if he was a tenant.

It doesn’t scream red flags.

I have had people scream at me for offering and others tear up because I did offer condolences.

Third, you probably have a great interest rate that I would not want to give up unless a screaming deal came along.If you can access 30-50k from your HELOC you should be able to put that as a down payment on another investment property, just don't forget to factor in this extra payment in your ROI calculations for the rental. 

@Christopher Pray I tried to switch to one “property management software” to collect rent and my tenants who were paying electronically screamed bloody murder that they did not know this platform and did not trust this platform and did not want to switch from their trusted Apps that they used every day to the new platform.