Trying to find a good contract for my cleaners. 

Thank your for your thoughts or pointing me in the right directionIf it helps i wrote two opposing scenarios:——Scenario 1: a property purchased in fall of the year, owner did DIY renovation’s total 120 hours placed it in service as an STR, cleaner did 100 hours from service start date until end of year and owner did only 80 hours from service start date until end of year - (1st time ever placed in service was AFTER renovation only for stays averaging less than 7 days, no other prior uses under that owner).

In many cases there is a delta between cleaning fee charged to owners by cleaners, and what the owners charge to guests in cleaning fees.

When I did this, I came up with things like:- I have to be involved with scheduling cleans with my cleaner- The way I want the property cleaned is not how it is being cleaned- When something goes missing, I have no idea which guest took it.- I am not on the first page of search results in AirBnB...Then, each unsolved problem was clear which then allowed me to rank them and batch them, then find the software that solves each unsolved problem.

As far as sheet color this is up to your cleaner.

I'll have HOA managers contact me if one of my guests brought an animal they weren't supposed to have or are causing any other problems, so I can deal with it immediately instead of waiting for the cleaner to show up to a trashed property.

I recommend that as one of the upgrades to consider as a one time cost rather than cleaning and replacing carpet every few years and your cleaners will love you too.You also have to consider these are spec built homes from large National builders like Lennar, Pulte and DR Horton (for the most part), so they don't have high end finishes so you will see things like the grout in the showers deteriorate, exterior paint put on thin, screen doors with broken handles, microwave door handles broken and fairly minor things like that.

You're still going to have turnover, cleaners, and bookings. 

Then you'll also want to have copies of invoices that you've received (and paid) to any repairmen, painters, cleaners, etc., with proof that you paid them  (cancelled checks, credit card statements, like that). 

I have properties in Niagara, NY and have been with Cleaner Estates (aka Keith Keene) since purchase.