I would look through emails or texts to see if you have any additional evidence to support your side.

This home is not a luxury home so the insurance route seems overkill.2) Buy a worry free waiver and add it to the booking rate?

Install additional stackable W/D units in the garage (requires some electrical work).2.

This poses an additional challenge for new RE investors.  

- We had 2 break-in & furnace & HWH thefts there this year:(File a claim ASAP, you'll need:1) Utility bills to prove electric & gas were on2) A police report, proving a break-in3) Pics/video to prove the condition of the property to support theft claimWhat are you doing to mitigate additional damages?

If so that's a big additional risk for the buyer.

I'll look into VRBO as an additional platform as well, thank you!

Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.

Additionally, Gilbert and Chandler have emerged as strong markets for short-term rentals, benefiting from a combination of year-round tourism, a family-friendly atmosphere, and proximity to major attractions.

However, I definitely recommend pictures any time a guest left damage or extra cleaning that will result in additional charges.