@Jesse Jones-Smithhi. i tend not to advise people on personal residence items because... it's too personal. so i'll just pick one thing you mentioned and provide a comment. 

Unfortunately being a rookie I went with an inspector that came from a company that had a solid website and the inspection failed to spot many items.

This has helped me in the past when a unit has been damaged and/or small items are misplaced like silverware, pots/pans, etc.

Evan, looks like maybe what your referring to is that any personal property is classified as sec 1245 so the recapture on that portion is taxed as ordinary income (and rest of property is taxed differently). 

@Kenneth P FordRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Please stop referring the rules and regs as a loophole.

This time, she agreed, and the sale finally went through.This experience reminded me how seemingly minor items can hold enormous sentimental weight.

We’ve got to separate this type of loss from those in which the 5 items listed above weren’t followed. 

Can I reject on income and lack of rental references?

Here’s a quick checklist to cover your bases:Property Condition: Get a thorough inspection to assess major items like the roof, foundation, and HVAC—this helps you plan for any big repairs.Financials: Account for all costs, including taxes, insurance, maintenance, and property management fees if applicable.