"Unreasonable" is a legal term but as long as you can show they are not out of the ordinary, again, you will be fine.You can read the Texas Property Code relating to late fees here: http://www.statutes.legis.state.tx.us/Docs/PR/htm/...You can read the Texas Property Code relating to security deposits at the link below.  

I also estimated for unknowns because there are several water leaks throughout the property.

That may help in larger metro areas, but most of us can easily look up whose getting an NOD or NTS very easily on county recorded docs. 

I would check the roof for leaks because of the picture in the ceiling.

You can not fix it up unless it is something that is needed for living purposes such as a leaking roof, etc. 

Again, I have used all actual numbers from my bank statements/end of year tax docs, and triple checked that I was putting all the numbers in the right blocks using the calculator, and the numbers don't add up...

You have to get all the docs from the seller upfront because as time goes on they will get frustrated at the banks constant request for documentation and might give up on the whole thing.

Both are negotiable.That said, having the renter be responsible to take care of leaks is a risky proposition.

they can and will ask for some small money on the second or third call or step of the program.this is 100% NOT REALthere are NO LENDERS doing 100% loans at 5%  I can't even get 5% from my banks on full doc loans I do .. they can and will steal your indentity as well.stick to local HML or lenders you can meet in person and have personal references... 

So far, I think I've run across these recommendations on who should do doc prep:* the title company * a licensed broker * you ( the lender )...grab a DOT/Mortgage and PNote online!