Linens/towels, thing you may keep stocked, coffee , laundry detergent etc?  

Linens: We do houses not apartments for the most part so there is no washing the linens in the unit option; there's just no time between guests during a turnover.

I have my own cleaning crew which handles supplies / linens / coffee, we have great maintenance staff, customer service, hardware/software, pricing... the whole thing.Shoot me your best contact via DM and I'll give you a call personally to discuss.

You may just need to make a few small replacements and get your linens and a few other things.On an investment property under the jumbo limit why not do a 15% down investment loan?

Branding and large portfolios will offer a remedy to all of the guest complaints you hear today - no more inconsistency in amenities or service, and certainly no more hosts asking you to “start the dishes when you leave and put the linens in the laundry room”.

I am a relatively new investor and am trying to take down a deal that I need some clever sigggestions on.

Thats 6 beds worth of linens.

You're right about knowing expenses--I'm in a learning curve right now, so I was trying to keep my expectations realistic by padding my potential costs in case I later became aware of something.Yes, while it's great PM companies throw linens in as included, those will be a cost I'll need to pick up.

Run numbers for linens and other soft goods that will need replacing periodically and include the initial furnishing in your acquisition budget, too. 

I've seen some very clever micro kitchen setups from China, Japan and Korea recently as they try to make do in smaller living quarters.