Anything that is already there you can highlight in your listing, but people who need these items generally don't move around a lot after paying to put them in wherever they are living. 

They will provide you with a list of items, do them.

If there are items you need to replace and they are less than $2,500, you can take advantage of the de minimis safe harbor election, which allows you to deduct those costs in the current year rather than capitalizing them.

Aside from the items that you already suggested, the only other thing you can use to verify the stated income is the seller's bank statements (not all sellers will release their bank statements, but some will).The expenses will vary a bit from owner to owner, so you're better off reaching out to a local property management company to get an understanding of how much things cost, unless you plan to self-manage the property. 

So, not only was George Washington our greatest military leader and greatest President, he was also our greatest REAL ESTATE INVESTOR.! 

The lease already spells out the property owner's responsibilities regarding who is responsible for the repair of certain items like the fridge and AC. 

Through observing what many of these out of state or passive real estate investors (your most likely client base)  prioritize in these forums two items that jump out are avoidance of major capex repairs and asset protection.

Look at a harder type of removal… not sure what that would look like but I’m sure would require an attorney - but suspect I may have some options given I live on the property and I’m uncomfortable with house guests + other issuesI take ownership for some of this because I let a few items slip trying to be accommodating.

-----Note: Most of these items correspond with terms in our rental agreement and property rules.

There are too many D/D items to go into here but you can always start with the Texas Real Estate Commission website and search for prior actions taken by TREC against your current or future brokerage.