I prefer the 1 year model for a few reasons:  If a tenant is a pain, i want to reserve the right to non renew. 

The only thing I would worry about is they like to chew to keep their teeth sharp.

A sharp seller's agent will advise a counter offer at that maximum price if that's a number they want.Surprisingly, I have had seller's agents tell me that they will not accept an escalation clause, but that's been rare in my experience.

Calling all San Antonio STR investors, I know the city has seen some serious growth in AirBNB properties popping up across town and I wanted to ask if you could share some of your pain points when it comes to managing your STR's.

I personally like to put an amount where it is painful for them to pay it if they stay, and I don’t mind if they do because it is say $1,000 a day if they do.

Doors are a pain in the #$%!!!

And if the agreed upon repairs are not part of that contract, they don't exist.A sharp agent would be sure that the contract was fully and properly executed and include a repair addendum, inspection contingency and finance contingency at a minimum.  

Over the past 6 months I've been trying to get permits from the city (which has been a huge pain), and just today they sent me a message requiring that I separately meter the two apartments.

It comes with growing pains but this is the biggest most influential city in the state. https://www.ibj.com/articles/c...

It may seem like a waste of time, but trust me if they catch you working when you shouldn't be they will shut the operation down for a lot longer than that and be a real pain in the a**.