At this point I would put your PM on notice that you are going to go by and inspect in 45 days and if anyone is on the premises that is not named in the lease agreement you will be forced to terminate their services.

For this service were we saved his financial butt I charged 3X of what he would have paid with Kiavi or Lima one etc.. but those guys cant move like we move.. so it all worked out And thats pretty much the niche i have carved out..

propstream or some other list service filter and make a list use a list service to contact owners via cold calling, mail marketing, texting etc Once the owner is contacted, get the condition of the house, pictures and get a contract signed 

I'd assumed most people go the LLC route, because my architecture clients typically set up LLCs for their buildings....

But whatever you decide (professional maid service, hire someone specifically and train them, your spouse, your nephew, assistant) make sure whoever is cleaning knows EXACTLY WHAT YOU WANT THE PLACE TO LOOK LIKE WHEN THEY ARE DONE.

You typically have 30 total days to assign a contract (state dependent)3) What are some things I should watch for in her contract?

Does this service exist?

It is a very difficult area to operate in because of limited service providers, home quality, and the increase in supply, and big drop in demand. 

Investors are not the only ones that have taken notice of increased STR supply, the majority of the cities, counties or jurisdictions I service have recently implemented new or revised regulations for obtaining and operating a vacation rental throughout the Oregon Coast and area of coastal California. 

It is also a little riskier inasmuch as you need to cover the debt service, whereas buying all cash you only need insurance and tax money.