Average of 20% less actual vacancy than what AirDNA is stating.  

This would be the monthly average as I know this can fluctuate month to month. 

Regarding going from W2 to 1099, it will eliminate your ability to get loans for at least 1 year as you will need to show the 1099 income on a tax return and it will be averaged for 12 months.

The national average of annual apprection of a property is 3.5% to 3.8%.

Now I'm not saying that above-average finishes don't attract more buyers to sign on the dotted line, but unless the appraiser notices that quality, the buyer will still need to bring $$ to closing. 

Current ADR for the pool house is an average of $485 this month.

with email marketing for example, a good open rate is 20%. with text, the average open rate is 90% or higher. everyone reads every text they get. that extra 10% is due to some phone carriers having a “spam text” folder. i personally have never seen this, but i do see many of my texts not being delivered due to the phone carriers’ spam folders. anywho, people rarely answer the phone, and almost always listen to voicemails. so i feel texts & voicemail drops would probably have about the same efficacy. texts might beat VM drops because they could be perceived to be more authentic (depending on how they’re written), meaning more responses. you’d also have to consider your demographic. will you know that the #s on the list are cell phones vs landlines?

Edit: I had a much longer response written out but then I looked at your profile and it looks like you've done some flips, so you're probably more serious that just an average newbie starting out.

That's speaking in aggregate averages, one particular person may differ.

Just ask any Realtor in your area to send you rent comps as a quick CMA of the area you're looking at. the quick CMA has average days on the market list to rent price and so on takes a realtor less than two minutes to get the information.