I have 8 long-term units, 3 mid-term units.

Avery Carl's Book, 'Short-term rental, long-term wealth' How did you find this deal and how did you negotiate it?

Negotiating favorable terms is both an art and a science, and in real estate, it's a critical skill that can make or break a deal.

Pre '2010', maybe just maybe it will lean heavier on the fundamental mechanics than specific processes. 

I agree that the best way to make money is self manage your short term rental (not AirBNB, that is a platform).

However, pricing in Austin is still substantially above pre-pandemic levels.

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

This is the heart of the reason housing isn't mroe affordable, that landlords bear these types of costs every day.You could probably find cheaper labor, especially to haul away the junk, but not easily as an out of state investor. 

Does anyone have any experience with furnished mid term rentals?

I've done it twice in Reno, NV (now I have them both as long term rentals), and it's changed my life.