Put both offers on the same line before you argue about the clause. Direct at 3,400 less 310 of utilities and internet is 3,090. Furniture at 12k written down over three years is 333 a month. If you turn the unit three times a year at roughly 250 a turn for cleaning and linen replacement, that's another 60ish. Call it 2,700 at full occupancy. At 80 percent it's about 2,080, at 70 percent it's around 1,780, and none of that includes someone answering the phone at 9pm about a broken dishwasher.
The master lease at 2,800 with utilities still on you nets about 2,150 after the same furniture and turn math, and it doesn't move with occupancy. The spread between the two paths is small enough that the whole decision rests on what occupancy you actually believe direct leasing gets you, and a first-year number based on two employers is a guess, not a forecast.
On the clause, a termination for convenience with 30 days notice means you are trading occupancy risk for a lower rent and getting no term certainty in exchange. The usual counter is a minimum paid term, 90 days is a common ask, with the 30-day notice running only after that, plus a stub payment if they leave inside the minimum. Net-45 on top of that means you're floating six or seven weeks of mortgage and utilities on their accounting calendar, so ask for a security deposit sized to a month of rent and get late-payment interest in writing.
The bigger thing to clear first: a master lease to a company that then places its own people is a sublease. Your mortgage documents, any condo or HOA rules, and your insurance carrier all treat that differently from a tenant occupying the unit themselves, and the carrier in particular may not cover a unit where the named tenant never lives there. Whether stays stay outside your city's short-term rental rules also depends on how that ordinance defines a stay and whether occupant swaps inside a term restart it, which varies by city and state. Both of those go to your carrier and to a local attorney before you sign anything, not after.
