That allowed me to quickly see where my income was coming from and where my expenses were going out.

You want to be in a position where you can act quickly once a good deal comes onto the market.  

Quick maths $158k / 2 = $79,000, I'm going to overshoot and go for a 7% cap rate assuming it's in Tulsa area (I know 45 mins away) where you are from and I get a value of $1,128,571.43.

If he refuses, could this quickly devolve into an eviction?

You'll hate your life very quickly. =)Are there other houses around the lake that are on Airbnb? 

Congrats on moving quickly and closing successfully especially in RI! 

That’s one of the main thing I always strive for because keeping a good lasting relationship with my buyers is worth more to me than a quick commission fee for a bad deal.

I would say just make your sure your buyer will be the best ARV so you can find a buyer quickly.

Also.. with any luck, local meetings will have people doing actual investing around the area and hopefully can give you documents that have been used in that area, or if you notice there are no active meetings around you, you could always start one and see who it attracts.

I think it always depends on how quick you can get a new tenant.