Also I was told -to get ahead the competition (and my suspicion about the prevalence of 2-3 bedroom beachfronts was confirmed) - we have to go pet friendly and accommodate 10-12 in that 3 bd house.

Any other rent items, such as pets, etc. must fit within those same calculations.  

However, a smaller apartment that allows pets is not much cheaper than our mortgage.  

. - Consider guest amenities, house rules..hot tub..pet friendly etc- TLC.

I rent in the community and it is all-ages, and pet friendly.

If you get a BiggerPockets Pro subscription you get access to state specific landlord forms as well as things like pet addendums.

Here are a few I can think of:Make sure you have right of entry and inspections No other occupantsNo pets unless discussedmust keep on utilities at all timesmust change A/c filter monthly unless you are doing soMake sure you have a late fee policyNo additions or alterations to the propertyMust maintain renters insurance

The exiting tenants had 2 dogs and did pay a pet fee.

Be wary of dogs of all kinds even if they seem friendly do not pet them.

My house is a 4/2.5 and we allow pets.