Your lease should be tight and spell out his responsibilies...or charge above market rent and still do the lawn and trash.

What I do love about mysmartmove.com is that they also give you how much more the potential tenant earn than the rent you are charging, so if they are only making 1.5x more than your rent, you can say no.

And I am not sure yet whether this management co is saying that all the marketing spend comes out of their end (included in their 20%) or whether they would charge the business for any advertising buys, etc., further adding to the marketing and sales %.  

With not being allowed to charge a deposit, I hope her 3 kids don't destroy the place too bad either.

Having strong tenant screening practices in place helps - my manager charges $40 per credit check and doesn't make much off it, but checks court records, criminal records, credit, and so on.

The more cash value, the less gap that needs coverage.During the first 10 years, there are some additional charges.

There’s always more to the story and it would be almost inconceivable to think a landlord would charge this to a deposit in a liberal state without having some inside reason to do so

I do know our local companies charge nothing upfront except a small advertising fee, and then take 30% of the total receipts.

As an alternative, what about charging a fee to for additional pick-ups over a certain amount each week? 

Ask how many points he charges and how much the "junk fees" are.