If so, what is a good way to ask my tenants to cover the fee?

@Mike Cumbie is an agent that I believe covers Rochester.

However, the remaining gain not covered by the Section 121 exclusion is taxed at your ordinary income tax rate.Here's how the calculation typically works:Calculate the Depreciation Recapture: The $9,000 of depreciation would be recaptured at a maximum rate of 25%, which is $2,250 (25% of $9,000).Calculate the Remaining Gain: Subtract the excluded amount (Section 121 exclusion) from the total gain: $100,000 (Total Gain) - $9,000 (Depreciation Recapture) - $250,000 (Section 121 Exclusion) = $0Tax the Remaining Gain at Ordinary Income Rate: Since the remaining gain is $0, there would be no additional tax on the gain.So, based on this calculation, it seems like there should not be any additional tax owed after taking into account the Section 121 exclusion and the depreciation recapture at a maximum rate of 25%.It's essential to review your calculations and ensure that you are accurately applying the exclusion and depreciation recapture.

The ADU now covers over half the mortgage + additional monthly income per horse the tenant desires to keep on site.

What I learned: the flat fee covers their typical property management services.

:I had title insurance and owner's insurance, but I was told these issues are not covered by the insurance.

@Jim Brozny, I'm assuming that is covered with the power of agency. 

Assuming your local/state laws allow it, I would probably just put in a flat break lease fee that would cover all such expenses.

The deposit is to cover damages (and unpaid rent).

HOA is about $400 a month and I need to cover 2 years property taxes and back HOA to keep foreclosure at bay while holding or until a sale.