The chart below shows the additional cost for a base rate for situations including investment property.

There are many avenues to exhaust including here, your local REIA and your state multi housing association prior to engaging a paid coach.

Preamble - identifies Lessor (property) and Lessee (laundry vendor) - includes date of execution & lessor description and address, A typical lease will include number of apt. units and identifies number of units with connections (if applicable) - keep in mind that if you have in-unit connections for washes and dryers you present competition for the laundry room resulting in possibly reduced usage and reduced revenue.

Now some of you may say well yes they can reinvest that $7900 every year, but in real estate its difficult to invest $650/mo including the time you are spending on it. 

To people that are used to living in houses built in the 70's and later, not having a bathroom on the top floor may be a deal breaker, but if this is a popular part of town, particularly if it tends to feature older houses (1920-50's), then the people looking in that area will likely not mind as much.Now, if every property around you has multiple bathrooms on each floor, and yours is the outlier, then that could be an issue, and you will need to price rents accordingly, but overall, you can't please everyone, including your friends.

How many break evens?

  - Make sure you do not take prolonged breaks between assignments. - If you have been a nurse for a while, ask them to average your income with the income you were making prior to traveling. 

For the painting, you can deduct it along with other furnishings and decorations that you've included in the STR to make it ready and available for tenants.

Also, there's a process which will cost money to put a mobile home on top of the lot including movings costs, hook ups, set-up fees, etc. 

Not many tax breaks for STR on the island.