Now the buyer's agent will get a Buyer Agency Agreement that details out the minimum compensation they will accept. 

Even though the original lease term expired there is a section stating that the lease will continue month to month as long as the tenant pays and I accept, which has been the case. 

I accept that.

By definition and generally accepted accounting principles (GAAP) you should not include these in NOI.  

None have ever said no, as they would not be accepted without it.For our SFRs in NJ, the tenants do have a choice; if they decline it, they initial a clause in the lease, stating that they understand that the landlord's policy does not cover anything of theirs in the case of a fire, flood, power outage, burglary, etc.

Accountants are in such demand, that the best are not even accepting clients half the time.The other problem I see often with accountants on here is that they specialize in larger investors, and have really high prices when you as a smaller investor do not need all the bells and whistles.Another thing I see is folks thinking they need to have a tax professional in their state.

Hey mate,Keep costs at a minimum.If the carpet is good/new.Leave it for now IMO and deal with it at a later date.And can always not accept pet's as per your lease or if you do, charge a pet deposit and monthly pet fee that will assist with any future repair needed caused by pet damage.We own a PM company and do the same.Thanks 

Hey Raja,Assuming your property is in Portland the tenants would be eligible to receive Mandatory Rental Relocation Assistance (https://www.portland.gov/phb/rental-services/renter-relocati...) if 1) you choose to not extend their lease, or 2) you decide to sell the property and have an accepted offer for purchase.

The only skepticism it shows is your unwillingness to accept some great asset protection advice or coverage via platinum or any other package.  

Thanks everyone for the recommendations and pointers.Update, shortly after this post, an offer was submitted, and accepted.