(Tenant B has expressed being fine with the apartment in whatever condition their sibling leaves it.)

If you do illegal side work like that and there is an issue you could be held liable as there will be no errors & omissions insurance to cover you and also the state could come in and issue fines and/or suspend your license.

But, Excel is totally fine in the beginning (in addition to your PM software to capture transactions outside of the properties).We use QuickBooks Online exclusively for all of our REI Clients.

That all sounded fine really so we put them in touch with our buyers so they could explain those options to them as well. 

So in this case if you have a few more rentals you’ll be fine.

If you have a ton of things to do (like the lake, amusement parks etc), then a good kitchen is fine.

Let the tenants install it stipulating they need to put down new top soil first and if the lawn doesn't take, they need to pay for a replacement-chances are it will be fine. 

Personally, I've been focusing on fine-tuning my buyer consultation process to make sure clients understand the value I bring to the table.

If you are living at home, contributing the household (eg paying your parents rent, paying for food) for a few years that may be fine. 

So I got to think obviously they are fine..