What we have been doing is making the weekly and monthly discounts bigger (especially now we are in off season) to attract longer stays while retaining good guests.

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Came to find out my property management company slid in that the company will retain all late fees collected, whereas the owner receives no portion.

Very similar to the home office option.When the property is sold it will retain those characteristics. 

(d) Employ, retain or otherwise secure the services of professionals or other persons.

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

I will typically ask for a retainer fee of $500 after we've established that I'll be your agent we've seen a few houses.

The property has had good cashflow considering we've had a few large repairs each year, but there are a few that will most likely require repairs within the next few years.The repairs would be: A/C unit, duct work, roof, railroad tie retaining wall, sprinkler system.If we sold before the end of may we would capture about $340k+ in our pocket tax free where we could put it in a CD at 5.5% for a year and pretty much get the same amount as we would from our rental.I know we could hold and roll it into a 1030 exchange, but the repairs will most likely eat into or profits.Any suggestions are welcome! 

Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Lawyers get retainers up front , landlords get 1st month and security deposit up front , contractors (in Md) get 1/3 up front .