Rehabbed most of the stuff myself except for supply lines in the plumbing.

You are not going to save any money by supplying the materials .

I too though they would come down but it seems because of the low supply of homes that may not happen (at-least any substantial correction).

There is always a delay on supplies , problems that come up , permits and inspections .etc . 

Saw a bunch of lots cheap one time in a nice subdivision near San Antonio, but when I started calling around ends up the water supply cannot add meters any more, not enough water in their well. 

This will give you a good idea of the supply and demand as well as the standards in your area.

Reduce her pay and you could lose that.3) Does she provide her own cleaning supplies?

For example, 200 miles one way (guess) x $0.67 IRS mileage rate x 2 = $268 estimated vehicle cost per round trip, which is per guest stay.I'm using a calculator that factors in management costs (cleaning, hot tub maintenance, CapEX, OTA service fees, supplies, refunds, utilities, landscaping and internet) - it does NOT include marketing/tech tools like Lodgify, Guesty etc. so good flag. 

The supply of new units is overwhelming and demand is just not there.

In the Reno, NV market the single-family is out performing the multifamily because of the short supply and higher prices.