Then, a guest got called out for sneaking in 4 dogs (we only allow 2).

Dogs? 

I try not to let the interest rate tail wag the dog and also find it is way easier to have my investment properties within 90 minutes of my home.

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

You had 5 dogs before the stray and her 7 new puppies came. 

Install cameras and exterior lighting on timers, place no trespassing signs, and place items that indicate occupancy - like a BIG dog bowl near the front door, shoes, etc. 

I did my usual response asking if they have been to the area before, bringing a dog etc. with no response.

Alternatively if they all love the deal, that's also likely a good sign.You can get a dog of a property in a crap neighborhood that will yield a 13.6% gross cap (not saying yours is), but that certainly doesn't tell the whole financial picture of how the asset will perform.

Should you add a playground or dog park, or would your money be better spent on putting in gated access?

It is just nice peace of mind that you don't always have to be available if their is an urgent maintenance issue.