The other half of the accounting records is coming from online purchases, utility payments, etc etc where they are sending you an email. 

This covers the vacancy time and work supplied to find a new tenant.

And tons of people are getting into this business and drive the price down (simple supply vs demand curve).

Not to hijack the thread, but I'm also curious... to those that have had success in this area, are you the ones actively answering the calls / emails from these mailers, or do you have a team in place to respond to the leads?

Im hopeful we can get some housing supply policies, everything on the campaign trail was net boosting housing demand, which we have enough of.

I'm hoping they get a good director in place who wants to serve their customers (tenants who need safe houszing) and their vendors supplying that need (landlords) and operate an efficient and successful program serving our community. 

Similar to touchstay but it lets me collect guest emails prior to accessing guidebook.  

For individual properties, we've recently started using a QR code system for wi-fi and email capture to save on costs.

Asking travelers to communicate via platforms or services outside of Vrbo before accepting a booking (such as through email or text).

We never get into an email tennis match.