We just bake all of that into our monthly rate.

Just my 2 cents you are breath fresh air preach truth finally 1 other intelligent person beside cute blonde from ny. lol

You can either make your new lease expire at the same time as their old lease - so you can modify your rental rate then; or you can bake a new rental rate into your lease at the time their old lease would have expired - so something like "Through X date your rental rate is the old rate, and beginning the next month your new lease rate is X $ more.All the best!

With starting a business it will often be 6-12 months before it is consistent especially starting completely fresh.

Also keep in mind, when creating a new AirBNb/Vrbo listing you're starting fresh with reviews and ratings, so it will take some time to grow.

I had an account on BiggerPockets a decade ago, but starting fresh!

My instincts indeed are to end this relationship and hire some other PM company fresh.

The listing broker is going to try and sell you on paying a price that makes sense given the projected or proforma rental income, a dynamic that is the equivalent of how the listing agent on a SFR might try to sell you on paying a price that bakes in future/anticipated appreciation, or "look at this home's potential!" 

I've been investing for 20 years and always appreciate fresh insights.

Keep in mind long term stays will significantly reduce your page ranking on Airbnb unless you are actively updating the listing to keep it fresh as it won’t come up in search results since it’s booked.