Where if the minimum amount of rent to be received = $1,000, the lease is drawn up at $1,050 or $1,100, with an incentive (reduction, bonus, whatever you like to name it) to pay on or before the 1st of the month.  

I would say tack on an extra 100.00 a month, if it's within market rate of other same size apartments. rent rate not to change if someone move out, otherwise it's like changing the price on the gas station sign up one day down the next.  

It would see cash flow but it is dependent on the boat slips which I was hoping would run more of as a bonus.  

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I discovered the BP podcast about 7 months ago and finally decided to sign up for the BP forum so I can connect with others in my area.

My biggest issue right now is tracking SOI and leadsI was leaning heavily toward using Podio and actually spent many hours of the past few days reading, and watching videos about Podio and i was all excited to signup for the software due to all the functions it is capable of doing with Globiflow, but when i called in to signup today, they sticker shocked me by telling me that it would be $120+/Month to gain access to the globiflow program. 

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In general, it is calculated by: DSCR = [Annual Net Income + Amortization/Depreciation + other non-cash and discretionary items (such as non-contractual management bonuses)] / [Principal Repayment + Interest payments + Lease payments].

Should I keep it with the house ( as direct tv ready,  although this is moot because they install for free with new sign up ) or make them pay direct tv to remove it no matter what?

If you want to add some type of a bonus structure on the acquisition side (or disposition when you sell down the road) you can consider doing that as well.