Sounds like this property is better suited to be a LTR.You will likely get some unfavorable reviews about the neighborhood that may make your decision for you.

AirBNB and VRBO don't transfer accounts and reviews.

So when you add up the 'homeless' and the 'unsheltered' you actually do get 51%....Look, we can split hairs all day long and argue "well by this metric it looks...." blah blah blah..... 

It got great reviews and everyone said it's working for them.

Long story short, you can, but since you are only targeting investors, your sale price will likely be lower than comps.Talk to a local agent about your local tenant laws and have them review their lease

By reviewing sponsor after sponsor, and deal after deal to uncover what sets apart the good from the bad. 

They had good reviews so I am planning on working with them and seeing how it goes.

So when I'm reviewing screening reports for my rentals, I like to find out the story behind an eviction - I've had good tenants with evictions on their records who never bothered to expunge their eviction from the record when they had a prior vindictive landlord (yes, such landlords do exist and give the rest of us a bad name). 

Airbnb and Vrbo will expect your rental to get 5 star reviews, to them anything less is a bad review. 

Thumbtack is like a Facebook group in that you'll see all the reviews in there