An apples-to-apples comparison is also tough from market-to-market because codes vary widely in different areas of the country as do licensing requirements and thus labor costs.In Austin a decent finish-out inclusive of ALL costs and not just sticks/bricks is generally around $90psf - $100psf for product on the order of 1500sf -1800sf.

I absolutely recommend RentRedi as it is one of the easier and more simple all-inclusive management softwares out there.

Whichever pm starts marketing their service with rates dependent on effort vs rental amount and charges an all inclusive fee instead of a fee on top of the handyman fee will be the next big winner in this business. 

To achieve what you want, you will need to print everything out for the contractor, inclusions, exclusions, etc.

So you were renting all-inclusive assuming one person would be showering and now there's 4?

I have been tracking ADR (all in), ADN (avg daily net inclusive of cleaning fee as I bump my cleaning fee up to cover "consumables"), and ANR (less cleaning fee), Occupancy and all the other "stuff" the industry thinks I should be tracking. 

Now the property still cash flows even with paying for the utilities, however, this is due to the rent price being indicative of "all-inclusive".

Look at some historical data but realize it's probably not all inclusive, use some of your own judgement (if, including vacancy, your expenses are less than 45%, you're probably missing something).Once you have NOI you can look at your debt servicing and figure out cash flow from there... that's the process...

It's not all-inclusive but a good start.1.

If there is interest, provide them with the 1-page synopsis, when they ask for the details, send them the full analysis.I would run my analysis and numbers with the inclusion of a professional property manager (10% of effective gross revenue).