The property usually averages about $400,000/year in bookings.

I have good personal credit (~730-740), average-high personal debt (mortgage, student loans, vehicles,) and I am employed making $90k/year.

As Jaron mentioned above, average homes aren't performing well and the unique, experiential homes are hitting and exceeding revenue targets. 

Even tough our prices are lower, BRRRR's have gone negative equity (most anyway, on average) 3 years ago, because the market does not allow for enough discount to match condition.

If you have liquid reserves - say $10k +, and IF the property is in good, not average, not fair, but GOOD condition, and the property is not in a “war zone” and not in a declining area, and the property is not in a city where it is or can be subject to rent control, then you might have negotiated the deal most investors strive for but seldom achieve. 

@Michael Plaks has a great post on this topic.2 - Assess the value of those tax deductions to you: The value of a deduction depends on (a) whether you're actually able to use it to reduce taxable income and (b) your marginal tax rate.As an STR, assuming the average rental period is 7 days or less, key items to consider are: (a) material participation and (b) avoidance of "excessive" personal use.

I used the average appreciation recognizing the average will have some above and below the average.  

Real estate investing is a forgiving world; the average person can still make money even with some big mistakes.

What is the average spread (difference between what you are charging your guests and paying your cleaner) for your turns?

ROI last year was nearly zero and its maybe averaged 3% over the last few years.