I also generally allow a 5% vacancy and 7% maintenance reserve or soft cost in my calculations for ROI.

@DORIAN CROUCH welcome to the site.You can make an itemized invoice and charge you cost to fix the things they broke that you need fixed in order to re rent the space.Cigarette burns, broken doors, holes in walls, broken towel racks, broken windows, dirty house, garbage in the garage or yard. etc.

Walk softly on this deal, and remember, when in doubt, disclose disclose disclose.

For that reason you also want proper venting in an attic which means under soft vents and roof vents to keep air flow.

And typically speaking the correction back to equilibrium doesn’t result in a soft landing, rather an over correction which results in cycles.

This PM has those fees regardless the price.My properties are at market rates(I did spruce them up with some fresh items-paint/hardware as I increased the tenant's monthly rate this last year :)  Maybe that shows my soft side but it softened the blowAgain, my worry is about possible legislation being put in place because of fees such as these.I am also not hating on PMs  They do provide a valuable service and when I finally do fully retire will be utilizing that service--although the old saying "No one cares for your property as well as you" creeps in my mind.Again, Thank you all for the discussion and making me think..."

Amenities such as coffee, Keurigs, BBQs, beach towels, are also a nice touch and shows the guests that you have thought about their experience also. 

I equate that to a guest breaking a plate or staining a towel, it's not like I'm going to try to charge their deposit for such a small expense.What about if you placed an order at a restaurant that was the equivalent of 8% of their yearly sales which is what a 30-day stay is for a host.

The policy is equally good for lenders.What we are going to see is a soft market. 

When real estate is soft, the buyer typically has the upper hand.