The rental agreement should cover cost items that the tenant is responsible for paying - consequently any cost left over is covered by the owner.

I never recommend out-of-state investors buy anything for less than about $55-75k all-in or, generally, it will be in an area that has a mediocre tenant pool with high turnover and bad turns when they leave; the price to rent ration doesn't matter when these items eat up your profit year after year.For multis, it's a little different, but I typically ask them to focus on units that rent for about $500-550 minimum to have an easy time managing them and finding quality tenants. 

All major items will be addressed.

We could even allowthe first so many to get two assigned spaces.Apartment Selection: First Come First ServeSigning Gift: Get a Smart TV when you pre-lease by a certain date(This could be any item), this could be fund because we could have itmounted for them.

If you agree to replace these items, I'd be willing to bet that they'd just assume that they can get you to replace any appliance they just don't look of. 

You're item c only matters to NON real estate investors.

And it's so helpful you shared how it went with your drafter and the items they needed to get you going.

@David Friedman there are generally a few brokerages in each market that heavily deal in the restaurant space, it would likely be good to get on their radar, and to @Evan Polaski 's point, having your data/features on hand to "pitch" the site is likely a good call.Other items to note would be just to understand if the current configurations of the retail spaces could be reconfigured for a restaurant, things like grease traps, larger water lines, patio requirements may all be things they are looking for.  

I can't answer your questions about whether those items would be problems for your lender, and they are good questions for him.

People are generally referring to this type of entry as contra-expense or atleast that's how I interpreted.In the PA tax return, this line item was highlighted in Red and hence the question