I havent been able to find anything in my area that pencils out as cash flowing in a LONG time.... but places are still selling fast and above ask, so maybe I'm missing something

Congratulations on getting the first two properties, and changing gears into investing. 

. (# and size of offices, bathrooms,doors, windows, floor drains, lights, truck docks).If you make an educated guess you will likely still be tearing out or changing brand new walls and concrete, but if you leave it incomplete it is harder to rent.Plan on some extra expense for those tenant improvements.

However, if you are in a neighborhood that is quickly transitioning and what is a $40k home today is going to likely be worth $100k+ in 5 years, does this change anything?...

As the city continues to thrive and adapt to changing market dynamics, savvy investors stand to benefit from the opportunities that abound in this vibrant Gulf Coast community.

Does this info change anything?

Reduce the price $25 per month but don't change your screening criteria.

He has been wonderful in helping me grow and change my tax strategies as my business has grown.

I know a number of hosts who are upwards 30-40% direct booking now, it doesn't really matter to then what Airbnb decides to change, etc.

This may have changed, you might investigate that.