Sitting with her, I said "ok such and such goes to XXX" and she said "no, I want that to go to YY".

Just tell the Seller that you are willing to pay $XXX price for their property, and any expense they add (IE Realtor) will come out of their net proceeds.  

If you’re looking for the most stress-free way to increase your cash flow on your commercial property, please reach out to me at XXX-XXXX or send me an email at ____ to schedule a no cost, no obligation, Cash Flow Consultation with me.

Let CPA tell you the threshhold you can sell that 250K-xxx and take a 300K(higher) or 150K (lower) to get another like properties.

I give them a design proposal saying, basically, "We're going to do plans and design work for a project that with this programme (X, Y, Z) with a total budget target of $xxx,xxx, the cost for the design will be $xx,xxx" .... either they sign and give us a payment, or hasta-la-vista, baby. 

(For example, "property is subject to inspection monthly" "....tenant is responsible for utilities XXX" "security deposit is....."

@Yi Zhao@Brandon Beatty - many PM softwares range from $40 - $x,xxx/month.

Send them a Cure Notice that documents that you are aware that they have more dogs than are on the lease, and that if not "Cured" (corrected) within the cure period (usually 3 days), then a Pet fee of $XXX will be imposed and due immediately.Send them a separate Cure Notice for the condition of the property. 

I don't mind using his, and paying $xxx for it, because I know it's airtight and contains the verbiage necessary for California. 

Use actual $ numbers -- say "to rent this apartment you must have a monthly income of $X,XXX and total move-in money is $X,XXX" rather than "you must have an income of 3 times the rent".