The government isn't mailing them copies of the violations.Assuming these items could have been discovered in a permit/violation search, it's actually your buyers agent, and the title company you should be upset with.

Of course we've had personal items left behind (wink wink), gun, etc.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Check big-cost items more carefully.

Ideally something that is on web/app that'll allow me to keep track of different items come tax time. 

I can't say the tax balance is completely incorrect because A LOT of items can affect this number.

This is a big ticket item.

How dark do you go with cabinets and others items you mentioned?

From what you have posted this isnt a demanding tenant issue... this is a "you didnt inspect the property very well and fix all the needed items BEFORE the tenant moved in" issueIf your PM is responsible for the post move out and pre-move in inspections, then they did a crap job.

Tenant’s failure to maintain any item for which Tenant is responsible shall give Landlord the right to hire someone to perform such maintenance and charge Tenant to cover the cost of such maintenancePremises defined in the lease as follows:  Landlord rents to Tenant and Tenant rents from Landlord, the real property and improvements described as: address of the rental property (“Premises”).1.