I'm wondering how much specifics I need to include for each line item. 

Ensure you have an itemized invoice from the cleaner, which can help justify the deduction.Reasonable Deductions: Long-term tenants often leave normal wear and tear, so I recommend being lenient on minor issues.

On June 7th, we sent an itemized list of deductions via text; he responded on June 8th, disagreeing and threatening legal action.

Like you, when I'm working with clients I highlight the key advantages of the conventional rehab loans (Fannie Mae's Homestyle and Freddie Mac's CHOICERenovation) are:- They can be used for investment properties- You can include luxury items- They have a higher limit – $806,500 in most places.Jeff

One quote has the items listed, shows the price of each item as $0 and then has a final total. 

I've been pondering the same question lately.For items like HVAC filters, do you remind tenants when it's the time to change it, or just expect that they will do it?

I think the removal of toilet seat and items bolted to the walls show malicious intent as well.

I think more and more people have become "users" and take a mile after they've given an inch.

I’ll also amortize large items like roof over 20 yrs, and then add $100/mo/unit for general repairs.

Did you mean the alley is 8 ft wide, not inches?