@Sonya Gulka DFW is a good market for appreciation right now, but also very competitive.  

It is a highly competitive market at the moment and the truly well performing STRs seem to be the large, expensive properties that are themed with a lot of amenities. 

However, those areas are likely to generate the most competitive field of tenants to select from and you may have less turnover, saving you valuable repair costs and vacancy time.

Personally I would do a water change after every guest.To decide if the hot tab is a value add, look at your competition.

In Sunbelt states, where the housing market is particularly competitive, potential buyers are finding themselves priced out of homeownership, leading to a surge in demand for rental properties.

But knowing those points puts you ahead of the competition.

This pricing seems like it should be competitive with similar properties in the area.

There are people switching from short-term to mid-term as the market for STRs gets more competitive and some people are tired of managing the high turnover with STRs.

Local banks would be your next bet if you want something competitive but you would run into the same issues with loan value.

In regards to the U, I don't think it's hurting by any means and seems the most stable out of it's local competition.