We plan on about 20% of gross revenue for cleaning expenses, and about $50-$80 per month in consumable supplies (because we offer lots of amenities).  

Tenant does not have rights to any land per se so this shouldnt even be necessary but if the backyard was expressed in the lease and they are paying for that as an amenity then you need an amendment not addendum 

Now if its a mileaway but in a better school district or has way more amenities thats probably only possibility which Ive dealt with.

Other factors to consider in price comparison are the amenities offered (high-speed, linens, air/conditioning).

I am beginning to think that smaller markets with a big city's amenities and excellent broadband will be the markets to look at.

Look at how those top ranked properties are presented and what amenities they have.- change the listing description and photos by season (rewrite it every season) to try to highlight off-season activities/attractions/etc and add amenities that cater to off-season guests (eg, add a fire pit for the fall and spring). - If in the off-season you get more couples/retirees, single travelers, etc.

Furnishing a property with good amenities and renting mo to mo will still allow the owner to charge a premium on rents.

The unit is in a condo-tel type resort with all the required amenities (3 swimming pools, hot tub, tennis courts etc) and is about 10 min walk (3/4 mile) from the ocean.

RentOmeter does an okay job providing local rental market rates but typically unfurnished, I dive deep into market analysis/competition within AirBnB and Furnish Finder to find similar furnished properties with similar amenities to better understand how to identify my price point.

Thanks in advance.We provide certain amenities fresh for every guest.