However, there’s one major issue I overlooked: noise.

Also, you might consider swapping out one of the living room photos for the best bedroom photo in your first five photos.

The internet makes the world very small.As far as buying out of state, one challenge I did not see any other replies mention is your occupancy. 

I have personally specialized in SF homes for over 15 years now with Texas being one of those markets. 

With the addition of projects like the orpheum and the waterfront development well on its way I think Dover might be one of the best buys along the seacoast right now. 

I'm converting one of my apartments to an STR and wanted to know if anyone can point me to an appropriate rental agreement/contract I can use.

I spent time and money to finally lock in one deal, which didn't sell until 2024.

That's a mine field no one on here is qualified to answer. ;) But your rental is doing well.

Its difficult to say one or the other as each has their pros and cons.

The biggest mistake I see out of state investors make is relying on others too much for direction and guidance instead of doing their own due diligence and building their own team that they actually meet and interviewRelying on one person who alleges that they have a 'team' built already that you can use as well can be a costly mistake.