That would include items being expensed under the De Minimis Safe Harbor. 

Even if there is nothing in the lease about smoking, she is still responsible for the damages that her smoking caused.But, with that said, the "age" of the items she damaged also comes into play. 

If you spent $5000 on a value add item, that should rais the value of the property by $15-50K or more.

We have to be the bad guys and shield for two emotional items. 

If you are struggling with the funds to come up with the repairs, consider getting a HELOC to fund these items. 

Does anyone have a spreadsheet with general rehab estimates by line item for the central Ohio, Columbus area? 

Make sure you factor in long lead time items in your build (electrical panels have a 14-week lead time right now). 

What are they itemizing and WHY WOULD YOU USE THEM NOW?

I feel like a few items, like guest count, amenities, nightly cost would be pretty easy to manually snag data on but what about occupancy rate?

Here is the issue with property #1, your positive cash flow is small but the hold being 10 years and the majority of large cost cap ex items have lifespan of greater than 10 years.