I am not driving 2 hours to let her in though if the roommate under a separate lease isn't around.  

Most DSCR lenders will disqualify lease options. 

Also it matters if there is also a lease up fee the PM will collect, look at your agreement. 

One suggestion I was given was to add a clause to your lease that payments are first applied to utilities then rent.Is anyone in Maine / New England doing this type of submetering?

Be very clear that they must transfer the deposit along with a complete set of tenant records (application, lease, payment ledger, etc.). 

Insurance bookings often pay much more than what you can get from typical Airbnb guests.Yes, use your lease.

It was heartbreaking when we’d send them leases showing rent was $550 from their POS rental after they were under the impression and “getting” $850 month from the “freshly renovated” rental from ocean pointe.

There's a lot for sale as well, and a lot for lease.

Meaning the at the end of the lease, the tenant has the option to buy (but not the obligation) whereas the seller has the obligation to sell if the the buyer chooses to buy (works just like selling stock options!)

Until I had my own I just used the state long term lease agreement.