I’d like to also start charging a fee for my time.

Short-term rentals come with fixed expenses like licensing, listing fees, and optional property management and furnishings.

I believe what everyone else has said and the other warning I would give you is DO NOT pay any money up front for an application fee or something like that. 

The broker follows a proven system from prospect to close.Which one would you say is the main factor of those three?

Understand your tax obligations and fees to stay ahead of the game.Choosing the Right SDIRA SherpaYour SDIRA journey requires a reliable guide.

Run the numbers factoring in losing money each month as the rent doesn't cover the mortgage (or property taxes, insurance, maintenance, vacancy....etc). 

I use Eufy home security, no monthly service fees, up to 1GB local storage, and they have GSM cameras if not local WIFI.

I want LONG term tenants and I dont do anything different on rent increases or any other factors that wouldn't be done in a 12 month lease- if they want to leave, be straight up with me..... if you are a PITA, I can easily get rid of you.

Is that just the origination fee or does that include other items?

The home field advantage in real estate is huge, it will make up for a LOT of other factors.