Taking a look at the last 5 years alone shows an increase in property values.

You can make it clear to the tenants that they will be held responsible for excess damage or waste caused by the animal,  just as if they themselves did it.While you need to be careful to avoid a claim of retailation,   maybe schedule the next couple rent increases to be a couple percent more than you otherwise would,  and bank those funds towards expected greater turnover costs.  

Rising market indicators are properties increasing in value, days on the market are shortening, multiple offer situations, and/or a tightening supply of houses.

I know its a hard decision but to make the cost a little more even you can get a slightly used MB off of C-List or refurbished or slightly used and have full confidence that it works/looks great.

The HOA fees scare the heck out of me because they can increase at a moments notice

If you are confident that valuations will remain strong and that the rental rates will be both durable (readily able to find a good tenant) and at a premium rental rate, then I could see why you would want to hold onto that.

I saw that the down payment (~30%) on an 850k asking price was about 255k and wasn't confident that I'd be able to scrape together enough funds, but luckily I've fostered some pretty good relationships and it wasn't as difficult as I thought.

I intend to increase the rent to market rate, but I would like to do that gradually.

I offer the small pricing tweaks and info for your consideration.I would increase your property tax estimate to 1.25%.  

So, I think my main struggle is freedom of location opens up the whole country, which multiplies the analysis paralysis effect and makes me less confident in choosing the right area.