Trash was almost a foot deep everywhere, it REEKED of pet urine, rotting food, several full litter boxes, and a dining room literally covered in some sort of... feces... 

There were only 4 pictures, showing off the curb view, the living room, dining room and the kitchen.

Sounds like your revised numbers are right on top of this.Finally, I'm stunned that you have lenders willing to do this deal at this level of occupancy.

It's a single family home with a main level which usually has the kitchen, living room and dining room, a few stairs up to the bedrooms and bath and a few stairs down to what some consider a basement but it's better than a basement because it has much larger windows, thus more light so it can be used as a family room or whatever else.I can't figure out quite how popular these are amongst tenants and potential buyers.

I think so......I think if you found a brownstone seller willing to sell at a nice discount that allows an investor/rehabber to make a good profit, and you locked that seller up AND could find more sellers like that with a little hiustle, I'd bet that the major players would be looking to take YOU out to lunch and try to ensure they're the 1st person you call when you come across hot deals like that.Change your perspective about having to sweat and wine/dine these guys.  

Set the dining room table with a feast of fried chicken, watermelon, and a big glass pitcher of brightly-colored Kool Aid?

Nobody can answer it because we don't know what you like, how many people in your party, do you want to dine in or out, what can you afford, etc.A "coop" is an enclosure for chickens or other small animals. 

Repairs were easy; painted cabinets in the kitchen, updated lighting fixtures in the dining area and bathroom.

I've looked at 2 deals so far last 30 days that produce 30%+ CoC (potentially more if the airbnb is made really stunning).

Maybe also getting a bit more for pets if it's a good idea to allow them.Unit 2Basement 500 square foot 1 bed 1 bath with combined dining/kitchen/living room.