What are your additional costs over LTR...furniture, utilities, yard care, PM, cleaning, supplies....is that another 25%-30%-40%, so add that to your 25% vacancy rate and you'll need to get anywhere from 50-65% premium to hit a rate equal to LTR. 

Home insurance, I have an umbrella policy and worked with my insurance agent to have other liabilities and coverages added for furniture and appliances.

Since some of the prices for new furniture are a little expensive and things do add up.

In other words, I don’t want the floors to bounce when you walk through and rattle all the furniture and knick-knacks around.  

They also paid for furniture for the entire place for the displaced family. 

Their customers are STILL calling me because they can't get in their own unit, statements are incorrect, they are being charged insane amounts for lightbulbs (energy upgrade) that were not replaced and were told were included in their commission rates, fee structure changes to guests (in Vacasa's favor of course), squatters in units because they refuse to use door locks that provide adequate security measures, missing couches (because said door locks aren't changed even when they loose 15+ people in 6 months out of one office), broken furniture unreported, under sell the market to keep calendars booked, and on and on. 

I see a ton of opportunity to continue to grow (I could have another 6 this week if I had the systems in place) but I am restricted due to the fact that I am signing on the leases, utility accounts, and financing the furniture so my credit is taking a beating.

Just because you add furniture and include utilities doesn't create a new category of rental.

So first year got our sunk cost into furniture back and now its just ginning along. you get prime tenants when you charge double going rate and 5k security deposit. 

At one time that place was booming with furniture manufacturing factories (hence the famous Thomasville furniture store).