@Mark Bookhagen is right, 2 tax returns is what I've found to be the standard before you can use it as income.

I have condo rentals, I've been an HOA president and have been involved in different HOAs, and the one thing I've learned is that rentals need to be held to a higher standard by the owner/landlord. 

Congrats and Thank You for keeping keep the Landlord reputation at a high standard!

Decent pricing and lead time on all my standard equipment.

The front flower beds have some standard bushes in them, or at least they would be standard if they did not have those wire Christmas reindeer planted in the middle of them (bush and ornament are now one).

They are much more flexible and don't have to adhere to all the conventional loan standards. 

I am assuming the expenses will be more than the standard 50% for vacation rentals but wanted to know what you are observing.

I would really like to be known in the area as the "go to" PM company for quality properties with high standards of service.

I'm trying to get my name and face out there so everyone knows what I'm doing (pretty standard).

I use a standard lease agreement put out by my local real estate board in MA.