Other expenses that may be high?

The strategy here I think would be to just do a cosmetic remodel to a home that is highly unlikely to need any other improvements.

Apparently our DTI is too high for the HELOC so we can do a cash out refi but that is less desirable because it means we cannot then get the loan for the rental property despite having 25% down.

Some things that I have done - networking, cold calls, PPC, SEO, purchased leads, reviews, videos, the list goes on and on.

Using NOAA sea level rise forecast tool, even with a 10 foot increase (over 80 years) the property would be high and dry.

We've helped several high W-2 wage earners take advantage of the STR tax 'incentive,' here on the OR Coast.

Your maintenance, vacancy and CapEx numbers are probably a bit high to be honest, so you should be ok here.

They could pass a new resolution not to allow rentals, or no pets in rentals, or no section 8 in rentals, or raise the HOA dues insanely high for a year until you sell it to fund better reserves for themselves at your expense. 

For example: If you have an extremely high salary and low expenses you might not need cash flow and would perfer an equity growth market.

While you're out in the field make notes of properties you like that aren't being maintained - look for high grass and weeds, broken windows or unshoveled snow in the winter.