Locals were saying this is becoming a more common occurrence, and not good if the tourists can't go in the water.

Hey Andriy,What are your goals?

I am assuming a warranty deed is the best option over a quit claim, esp since I already filed two quit claims (The first was to change the tenancy from joint to tenancy in common; and the second was to add my daughter as a tenant in common).My situation is pretty complex...or maybe I'm just making it too complex--I'd love any input anyone might have!

What are you and your partners investment goals?

I am sure the documents will state what is common area and what is your responsibility. 

Any advice on topics to touch on in a contract that is commonly forgotten?

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i agree. if you can raise your ADR and make the same amount of money with less visits, thats also less wear and tear on the property. 30% occupancy seems low though, unless that hits what your goals are and your renting season small.

This rule is very commonly misconstrued to apply to all exchanges.  

What's your main goal with the property(LT, ST, etc)?