These requirements are solid, keep them: Application: Everyone aged 18 or older must complete an application.

“Broker” is a legal term that often requires standardized coursework and a state license. 

. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

Now, some states require an attorney to review contracts. 

If you really want to get rid of them, sweeten the pot by offering to return their deposit after you verify the unit is empty with no damages. 

You’re not using a PM, AND you’re assuming you can charge a service animal a deposit and pet rent?

Yes, sewer clean outs are required on new construction, but on a 1947 rehab house that didn’t have existing clean outs, is it really possible that I can be required to install them?

PM's will keep all late fees, they hold the security deposits so they collect all the interest on security deposits. 

I would ensure that she receives the necessary notices as required by your city.

Lenders will want to see those funds deposited in a bank or other lending institution on one or two monthly statements.