Have an owner's closet, where you lock up your extra inventory so the guests can't use it. 

I am in the Tampa bay area now but grew up in Kentucky and travelled to Indy many times!! 

I am not aware of any meet ups in Gettysburg. 

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

I have totally given up on Quickbooks though it remains the best accounting software for the non CPA type 

Are these areas good for rental property investments, or am I barking up the wrong tree? 

Closing costs + rent ready costs + lease out costs - those you need to be compensated for and new investors are always surprised that they can add up to 5 or 10 or 15K.  

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

I want guests to do their laundry throughout the stay and keep up with the dishes and trash :-).I also fill my K-cup dispensers between guests.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.