I don't charge any deposit or cleaning fee. 

You can only charge the tenant for the remaining lifespan of those items.

@Vivek Kumar, For a tenant like that I might charge 2 months deposit (max allowed in my state).

Just keep an eye on the community of how many rentals come up, how much they charge and how fast they fill.

Obviously, ESA letter (if legitimate) gets them around the dog age, but what about spaying/neutering? 

The name of our organization is Cibus Mission, EIN 92-2917764, we are a legitimate, but small/ new nonprofit. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

And then they'll likely charge you 3 points and 10 to 12% interest on the construction loan for a 9 or 12 months period - with 3 month extensions.That is what you'd be looking at with the national lenders. 

I'd consult an attorney first, however, since what you are talking about providing free of charge is something that will be used to construct something on the ground.

I know of a lender who charges a $500 fee on top of there 2%.