A good tenant would not be stinky and you wouldn't be asking us what to do.Your second mistake is letting them "help with little things to fix around the property" which implies you are trying to build a friendship instead of a business relationship.

It takes a real dude to request a friendship after this.

I think it comes down to are you willing to lose the friendship for a possible long-term tenant.

High chance of failure and ruined friendship, low chance of success.

I love talking to Real Estate investors of all levels and have formed some very good friendships. 

Not to mention that you will be losing about $250/mth in BAH by transferring from Honolulu to NoVA (I did the math based on E-6 w/dependents) I have seen too many guys just rent it out to other military guys, knowing that they will have the income to cover the rent and banking on a friendship to pay their mortgage. 

We are non-judgmental and are interested in building friendships with professionals from all walks of life. 

That no BS agent has become a good friend & has since profited very nicely from our friendship & referrals.

Glad you like having a beer on the porch, but I find it creates an uncomfortable situation friendship vs. business. 

In this business you can't joke around when things go wrong on a flip and it stresses your friendship.