If I'm borrowing at 7.5%, is that value destruction (unless appreciation is really good)?

You can’t ask for a good cashflow amount, only a cashflow rate of return. 

I'm not skilled enough at Excel (yet) to create an accurate proforma for this from scratch.Does anyone know of a good resource for a proforma that would fit this?

Good luck to you!

Check their nightly rate, occupancy and amenities.That will give you a pretty good idea of need and profitability.

network network network. anywhere there is one in your area go and meet someone and follow up is key after that. there are many good apps to find local RE events

What do you consider a good ROI % on a long-term rental? 

Some exceptions can be made but the only real way around it would be to get a solid cosigner for the loan with a good W2.

New builds, new developments, plenty of rentals within driving distance of the city center, and there are still plenty of areas where a good eye for a rehab job will get you a good ROI.

I would rather invest in safe markets that produce a good return, then I can use that income to pay for a vacation anywhere in the world.I'm very pessimistic about the STR market in Hawaii.