...if the vacancies are frequent or extended, it can be a big expense, so I analyze this thoroughly.As for house-hacking specific costs, there are things like furniture/appliances/decor for the common areas of the house, costs of screening applicants (like background checks), cost to advertise, the time and effort required to manage a house hack, etc.  ...although these expenses are worth consideration, they tend to be much smaller and almost inconsequential compared to the big capex expenses that can come with buying the wrong property (e.g.; you might spend a couple hundred bucks on tenant screening, but a new roof might cost $20k+).Back when I was house hacking regularly, one of the most significant "costs" was the cost of my time and effort to acquire tenants (which includes all the time and effort of posting ads, responding to inquiries, answering questions, doing viewings, screening applicants, managing tenants once they were in-place, etc.).

I did read in the IRS tax code that expenses like furniture have to individually be less than $2,500 to be expensed instead of having to be capitalized.

It is advisable to outline in the contract that the landlord holds no liability for internal issues, while the tenant assumes responsibility for fixtures and furniture.

I have a 2bd 2 ba vacation rental worth of furniture supplies, living room, kitchen, laundry room everything you would need turn key for a airbnb or VRBO where is a good site to sell it all in one and not dirt cheap? 

Everything passed except for the "secondary roof" which consists of a membrane roof over an unheated, patio "room" separated from the man house by glass sliders.

I offered Cash for Keys as an option and she immediately asked for $60,000 to pay for a year of her rent and new furniture.

And we have furniture we can leave in the house. 

Based on your description I think I know exactly where you are and what your house should price depending on the finishes and furniture.

A corner with the Wal-mart is much more sought after than say a corner across the street that has a furniture store as the main large tenant traffic draw.

It's a crowded unit - a family of 4 in a 2 bedroom, with more furniture then I could have believed would fit in the place, so it's not easy to work around.