Two owners want to go furnished at 30 day minimums. What do I charge?

Charge for the work by the unit of work, which here is the stay rather than the month. 12% of collected rent on the 2 bed is 264 a month, and if the unit is occupied nine months you collected about 2,376 for the year on something you touched six times. Your turn fee is doing the real earning, so I'd look hard at whether 175 covers a clean, linens, restock, inventory check against a photo list, and the listing refresh. In most markets the clean alone on a 2 bed is 120 to 160, so 175 leaves you nothing for your own hours. I'd split it: pass the cleaner's invoice through at cost and charge a separate 125 coordination fee per stay.

On the vacancy conversation, put a number in the management agreement itself. Something like "owner acknowledges expected occupancy of 75 to 85 percent in the first twelve months." Then when a unit sits 20 days you're pointing at a sentence they signed instead of defending yourself. Also decide now who eats the utility bill, because owner-paid utilities on a vacant furnished unit in January is the line item that surprises people.

Setup fee, charge it flat and itemize what it includes so the scope doesn't creep into three trips to a warehouse store on your dime.

Add a maintenance clause for furniture specifically. Coming from the tools side, I can fix a cabinet hinge in ten minutes but I'm not going to reassemble flat pack furniture for free six times a year, and somebody will expect it. Price a per-item repair or replace authority, say up to 150 without calling the owner, and keep the receipts.