Doubtful he can find that at a much more competitive price.Assisted living facilities are also in very high demand.

Issue her a rent demand ASAP and then follow up with eviction. 

There are also good neighborhoods nearby to pick up some investment properties, although 1% rule is going to be tough to hit and the $350-450k price range is going to be slim pickings and highly competitive (due to the affordability issue here the entry-level price range is far and away the highest demand market segment).

My tenants of 1 3/4 years are nice people but demanding and recently used the veiled threat of a teenage son with emotional issues needing a service animal to 'persuade' us to allow a dog.

Worst case, it gets outlawed in a town AFTER you’ve bought a place there & now you have to sell at a HUGE loss bc there’s no buyer demand once STR use is banned!

I aim to use real estate investing to build generational wealth, enable me to work a traditional job only if I want to, pay off my student loans, travel on demand, pursue dreams and to give money away to worthy causes. 

Commercial is a different animal and there will be less investors who purchase commercial. 

I'd be curious to hear your thoughts from a supply/demand perspective and the idea that deals are going quick because of larger pool of hungry investors (or is it more of a macro-economics things)?

My own two cents from the world of tech entrepreneurship, the fact hat you have demand may stem out of your ability to sell, not necessarily from a great product. 

At the very least, I would demand a refund of any premiums I paid.We don't insure properties until they're occupied.