3) I include wording that I charge $100 for every HOA meeting I must attend due to tenant actions.4) Security deposit or move-in fee.

Keri - you may also want to check into Fidelity - they have great bank account options - both business and personal - with $0 min, $0 fees including no wire transfer fee and no limit on the amount of money you can transfer. 

All 3 properties are cash flowing at a low single digit rate but have nice appreciation and 10 years left on loan.  

Depending on the size duplex you get market rental rates are $1000-$1250 in Lehigh Acres. 

Call other PMs in the area and get their rates.

If you're concerned about issues, make sure to have a camera pointed at the driveway, smartlock that logs all the comings and goings, noise monitor inside and you can even place one in the backyard, and lastly get damage rental insurance on each booking that the guest pays for by baking the charge into the nightly rate.

NOI, and by extension the cap rate allows people to compare 2 different assets.The amount of leverage an investor uses, and the rate at which he borrows, and the length of time they have to pay back that debt are completely independent factors from the asset.

Maybe a different way to go about it is evaluating the market rate for a rental of that size.  

That's what I have found to be the standard going rate.

The Fed will be lowering rates so that should make investments a bit more attractive.