Those who buy 3% cap rates hope to raise rents and NOI for the effective cap rate of 4%+.

Also, I am very interested in adding a second bath upstairs and/or doing something more productive with the wasted community space connecting the stairs and upstairs BRs (ie- add a bathroom here or create a 4th BR).

They care most about your ability to close the deal and will quickly try to figure out if they're wasting their time by talking to you.  

So operating expenses divided by effective rent should be at least 50%.

Your advise of backwards planning or reverse engineering is an excellent approach that becomes even more effective when identifying risks and mitigating those with various controls.

I'm going to talk to him one more time about additional options and look into the Emergency Rental Assistance Program Nathan mentioned.I'm definitely looking for the simplest, cost-effective solution here so want to try a couple more things before moving towards eviction. 

I honestly feel as though sometimes I'm not moving quickly or that I can be doing more or taking on more and not realizing I have been able to accomplish task that wouldn't necessarily be deemed as "easy" or "for beginners" (I say this with the upmost humbleness) But I guess that feeling keeps making me push to new levels that have me look back and think wow.I really appreciate your comment and want you to know that it really did have a resounding effect on me 

As for self-growth in human relations and productivity, The 7 Habits of Highly Effective People by Stephen Covey is excellent.

But being as this is the number 1 motorcycle destination on the planet it could still work if it were cost effective for everyone from the investor to the STR biker.

Finally, small increases in dollar amount have an outsized effect on tenants paying lower rent.You also don't mention mortgage details, and at 15% down you will likely have PMI, so just make sure that is included.