hi there, 1507sf city center in the middle of a market area, a no car zone with subway, tram and buses even boats near by. commercial area. for 286,722 . currently huge living room with 3 bedroom one amazing shower and a second not so much.im thinking classic bnb but i dont like dealing with the prices every day and there is so much competition now.I was considering co location , like a middle way between bnb and normal rent. hence all bills paid by me, and weekly cleaning service for the water areas and sheets (kitchen, shower, toilette) , as i still have my team in this area from former bnb aparts it could be easy to organise, what do you think? 

But you mention "fairly labor intensive" and don't mention why (cleaning fees?

There's a newish water-based coating for residues aimed at the DIY market called called Zinsser Gardz, which in my view isn't anywhere near as bulletproof in these residue situations as cleaning with TSP and oil-based primer.

Not trying to be harsh here but I need to call it like I see it.

I've seen really good ARV in a basement that is unfinished but very clean.

In the 3 months that I've owed it, I have had the sewer line cleaned out twice.

Turnover cost (cleaning and repairs, but also typically 1-2 weeks of turnover time with no rent -  it’s possible but very rare that you can turn over in just a day or two, even in a strong rental market), then there will be service calls/repairs/appliances replacement and maintenance, flooring, painting, etc.  

Be sure to clean window sills, inside the windows and the floors under windows and also exterior doors, Each inspector has their hot buttons.

You could just put in regular machines and not give your tenants access...of course, they won't be thrilled the first time they run into you with a basket of clean cloths under your arm.

Suggest that their part will be to have the unit in "show-ready condition" (clean, uncluttered) and to accommodate showings.