I would say yes, it's safe to assume there is some major issues with a PM operation with a 40 day average. 

The house looks amazing and my tenants have a safe, clean, up to code place to live in with new everything.

Having a VA loan will be a big win but as Hamp mentioned you want to know your exit strategy so if the current Multi Family market is not good SFH's are always a quality option and understanding the areas and the appreciating neighborhoods you can put yourself in a quality position.In terms of quality of the house definitely play it a bit safe to start especially since you will need to live in the property.

See this article for example of the kinds of construction techniques available to do it: https://extension.usu.edu/pests/schoolipm/files/school-ipm-documents/ipm-design-and-construction/IPM_Design_Construction_1.pdf I have some personal experience in making a normal home pest resistant because I once bought a house that had roaches and I didn’t want to kill them and struggled with making the home pest resistant by sealing entry points from the inside.

There's a bunch of deferred maintenance and hasn’t been renovated in decades- I'm scheduling a GC to go look at property and give me estimates, but safe to assume it wouldn't be less than $50k, at a minimum, to get it to point of being presentable to renter or buyer. 5.

So  the numbers are fairly safe.

She said it happened while she was out of town and now does not feel safe in the house.

I have tried lots of things to help; posting on additional sites, opting to allow pets when I didn't initially, lowering the rent by $200; lowering the cleaning fee, etc.Opinions welcomed and I know this is dependent on a lot of factors.It's a 2BR 2.5BA townhouse, lakefront, convenient central location, safe neighborhood, completely and newly furnished, TV's, W/D, fully stocked kitchen, king size bed, deck and balcony overlooking lake, professional photos, video walkthrough.Utilities all included along with furnishings.MTR, so month to month leasing option.I initially listed it for $3000/month, then lowered it to $2800 a few weeks ago.Is it too high still do you think?

This is true sometimes, but in some scenarios, brand new properties end up producing significantly MORE maintenance/repair headaches than older properties.The reasons are:1) Some building techniques/materials are far superior to those used in the past, but some are not, and some are unproven.

Wayne Haywardjust wait til q2 2023 to be safe and reasses the situation, problem is not location, time is the problem.