I personally require a recent picture of the animal so the tenant can't swap their toy poodle for a Pit Bull, current vet records, animal must be current on shots, etc. 

This would only work for those who have the room to build something with a garage on their new construction and have the capability to swap the structures classification (old being the ADU and new being the SFR). 

We swapped the stairs eliminating a coat closet but creating a pantry! 

I would recommend swapping out smoke and CO alarms with the newer 10-year sealed ones.

So Bob's handyman service can swap that toilet provided Bob has a business license without needing a licensed plumber - note I am a contractor and engineer not a lawyer get your own legal advice this is merely my understanding of the law as explained by my legal representative.There is zero justification for a $600 toilet replacement in SC unless you had sub floor repaired, or the flange broke and they had to fix piping etc.

The recessed lights I will replace with LED retrofits which cost 15 or less each so the ugly trim will be swapped out.

As others have said, quick swap of the flapper/rubbers in the tank are an easy proactive maintenance (you’ll do it now or at 12am, so just get it out of the way early) Tile concern is less about colors than condition of the ground/stability of the substructure.

They can take, edit, resize, annotate, add smilies and post a picture on a tiny phone with ease but can't change a light bulb or swap out a battery at the back of a wall clock, let alone keeping an eye on a buried pipe or a leaky water heater relief valve. 

Fireplace not working isn't a critical issue, and sounds like you did what you could to swap the furnace. 

To get much below that I think you’d have to be a big,big boy or in a swap where u are in investment grade #sI have a strong suspicion 80% LTV is about all you are going to get these days I think and I’d be pretty happy with it.To my risk averse mind best part of the loan is the non balloon.