This is a SFR rental located in Fort Lauderdale. I am not on the river, but I am across and there is a public access alley to the river sixty feet from the house.

I am toying with the idea of providing a kay...

Being just inside of Wayne County keeps the taxes low, yet (as you said), it's a convenient location to all of the City's amenities.

I have not seen the cane...This is not an apartment building but a mobile home in a small town and on a large lot.The carport is open on all 4 sides.Ive researched this and cant find an answer...What Im seeing is that I must be amenable to allowing modifications, but it doesnt say that I have to pay for them.This is a section 8 tenant who has also violated her lease by allowing an overnight guest for more than the lease allows.

You can essentially barter 4-5 hrs per day of labor or skills (during the weekday) helping micro/eco hotel/lodge owners to build/design their businesses in really exotic locales in exchange for room and board (and typically the use of other amenities like boats, shuttles, etc.)

It is not all about rents, it is also about amenities, property condition, BR to BA ratio, room size, storage, utilities, parking, location, etc.   

We provide our tenants a small binder that includes the lease, their application, HOA info, community contact info (utilities, schools, community amenities, etc) and manuals for all appliances in the home.

This is for a townhome so should I factor in the community's amenities- pool and tennis courts but no fitness center?

AMEN Andy!

They built on more expensive ground, at higher const costs provide extensive amenities, and have gigantic HOA fees, yet are located next door to mine.

You amy, by taking the adjacent property be able to build on part of your original lot and partly on the new lot, like a garage (which I know is a valuable asset in your area) but unless you can improve the property like that, the additional land will have little value except as a minor amenity or astetics and curb appeal.