Sounds like your target market (or guest avatar) is fisherman/outdoorsy vacationers.

At 4.5 stars, you are really hurting in a very competitive market so you might consider redoing the pics, more themed kids bedrooms and start over.

It will be very difficult to do that in a location other than your market.

One thing to consider is PM options and being limited to who you can use and how they market the property.

In most markets that's closer to "A" room paint with trip charges.

Also, appraisals are valuations at a point in time, and commercial markets can change rapidly.  

Quote from @Elliot Juarez: The city is expensive, but the are smaller markets that make good sense.

If this is your first step into real estate, I would suggest finding a home that needs minimal work and is in a good rental market.

Where I lived in Western Ohio the housing market has been in Recession or Recovery for 30 years with no end in sight.

I'm absolutely thrilled with this cash-on-cash rate of return (approximately 24%).My main takeaway is this: while the BRRRR strategy can work in certain situations and markets, it's not nearly as easy as many so-called gurus suggest.