If you fail because of your attempts to be a 'nice guy', how will that play out?

Not sure what kind of capital you're playing with, but some of those 5br or bigger homes crush it on Airbnb.

My wife has better credit but the rental is in my name only, as I bought it before we met.The Question(s):• If the only way to pull the equity from this home is by doing the repairs, then selling it, is this a smart play, considering the property is already a great cash-flowing investment?

Cats like to play with mice until they've killed them, and then unless they are starving just leave it as is (given the choice a cat would eat a live animal versus a dead one any day).

The cap was the go-to metric 15 years ago when I started investing, now it seems way more factors come into play, such as appreciation, quality of the property (I bought something with a 22% cap in Braddock PA last year, but also the wind could blow it over at any minute...), and estimated future value increases.  

There are still several potential plays on these greystones, but again they're not just sitting out there for the taking (and they might not fit your investment model) 1.

More people will see these as ways to decrease a housing expense while living close to where they work or having option to live work play, which is why people live in large cities anyways. 

Do they expect something we are not seeing or could they not handle the amount of intense organization it would require to pull this off?

In July, we were closer to 30% year over year, so this slight decline is to be expected with seasonality at play.

@Dylan DomingueFirst things firstMost 22 unit motels are management intensive as the revenue is too small to afford a top manager or a hotel operator.