This would be my first attempt trying to submit an LOI. 

Do I provide my own document for what we're asking for that includes loss of use (and compensation for my time)?

My agent did not want to submit new offer at 290k as she thought it was a slap in the face to the seller and agent.

On that one, we documented maintenance issues and owner did NOT allow us to repair.

Please add supporting links, documents or links to sources etc to your response if possible.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Quote from @Kelsey Vander Meulen: RentRedi includes the ability for tenants to submit a maintenance request.

I did go on the website and none of the HUD inspection or landlord documents were even able to be downloaded and viewed.

This is great information on how to use short-term rentals to offset active income like W-2 and business income at tax time and how you qualify for doing that by documenting your material participation in managing and setting up the property.

Operating Agreement: This document should outline each partner’s investment, share of profits/losses, decision-making authority, and exit strategy.