What I've done is "reverse engineer" the BP calculators and create my own spreadsheets that incorporate specific items I felt the calculators were missing (minor details and region specific items). 

You may change to a spreadsheet for specific items once you reach a point that way of tracking makes sense.  

What is the whole list of specific items and amounts the tenant is being charged for?

This may help them understand better what may work for you instead of just specific items. 

What specific items did you include about community areas and respecting privacy and noise level of the other residents?

Hey guys, I feel like this is a dumb question, but do I deduct non property specific items across all my properties right?

As a banker, I was taught that you never discuss specific items on their credit report.

, insurance (varies widely by zip code and even from one agency to another), property or area specific items like sewer (projected to increase substantially in some areas) and water (some towns have special projects/assessments coming up), specific deferred maintenance / capital items that may require funds within the first few years, etc.For me, something I like the first time home buyer program are nice extras to boost an actual realized return, but I don’t factor it into my analysis because the property will have to stand on its own as a pure rental someday, and also because it’s pretty difficult to predict the future 5 years out.

In most states, you are not allowed to keep the security deposit except for specific items like back rents owed, damages beyond normal wear and tear, and, if leaving early, the time it takes you to re-rent the property.  

If any specific item is closer to half-way through, you would want to consider multiplying the capx reserve for that line item by 2x - to ensure you have enough saved up by the time it rolls around.