Nothing you mention is "ordinary" and you should charge for all of it. dodged a bullet there thats a very good price take it from the security deposit and call yourself lucky. 

Send a written notice: Send the notice by certified mail to document the date of termination and proof of receipt.

Even the best property management companies (PMC) struggle with:- Finding reliable handyman and contractors (ServiceTechs)- Same with affordable ones- Tracking preventive maintenance- Tracking previous work for potential reoccurrence warranty coverage- Understanding tenant reported problems, so the correct ServiceTech can be dispatched- Determining if tenant is at fault for an issue & should be charged - and will proof stand up in court?

I'm not the underwriter who approves the loan, I just know what they need which is usually a thorough overview and proof of recently completed projects, where you were the GC. 

The tenant has proof that the rent payment went through successfully and was processed.

As for submitting an LOI without proof of funds, sellers may still consider it if you present a well-researched offer, highlight your experienced team, and provide a clear financing plan.

I'm not going to use Aircover for minor bloodstains, etc. even if I have to replace (or a broken wine glass).

The bullet in the response that is standing out to me is:"(7) The accessory dwelling shall not be a short-term residential rental, as defined by City Code section 3-2-152(a)(2), for a period exceeding 120 days per calendar year."

He uses rental cars, boats and houses to give him credibility he does not otherwise have as he never shows proof of ownership.

Additionally, not all transaction types support Locations, meaning you'll have to create journal entries to correct them—requiring a solid understanding of debits and credits, which can be time-consuming and error-prone.Instead, I recommend biting the bullet and upgrading to QuickBooks Online Plus for each entity.