Look at your competitors listings and pull the numbers, you'll obviously have to massage them a bit....but that should get you close.

Locker rooms, hot tubs, Massage personnel (???)

Keep massaging it. 

Sell the property with inherited tenant to a bulldog who can deal with the tenant who is entitled to you treating them to a massage, craft beers, acrylic nails and hair to be done every week.

In addition, I often treat my helper to lunch on turnover day or other perks such as a professional massage or a ticket to the Opera. 

For example, "Tenant will not operate any business from the residence, including but not limited to... " I list a bunch of examples like day care, massage, gambling, laundry service, etc.

Soon enough I can live like a rich bastard calling all the little people "the help" as 4 people give me a massage at the same time one for each limb!

The only marinas out there that will be for sale are either way overpriced due to massaging of the paperwork or or in some type of an environmental let's call it " mix up".  

I prefer to ask my local lawyer who specializes in landlord/tenant law and has leases that they used for decades on thousands of cases and they have been changed and massaged for local rules.

Too often newbies want a deal so badly, they massage the number to make the deal work.