Besides the fact that they have a lot of furniture and unnecessary clutter from what I saw.

Figure out exactly what you could get in 1, 2, or 3 years (whatever your exit strategy is) from now if you raised rents to market, managed better, and brought down unnecessary expenses etc.

Most of my tenants never bother me with unnecessary stuff. 

Trying to avoid unnecessary charges.I have received some instruction to call around to banks and give NOI, Location, etc. and get an idea on Cap Rate to see if I'm close.Does anybody else have any suggestions as to how I can get a good evaluation and decide which route to pursue??

I'm comfortable waiving the re-renting expenses and repairs if she agrees to patch/paint the apartment (it's in really good condition so this is probably unnecessary), and I'm willing to meet her halfway on the re-renting fee (half a month rent instead of 1 month, which the lease says I can take out of any security deposit due back to her) - but I won't offer to use the security deposit to pay it. 

It would be awesome to land my first deal this month with the guidance of someone who can steer me away from unnecessary pitfalls. 

I could see this causing a lot of unnecessary drama and costs in the future. 

This is completely unnecessary in my opinion.

And thanks also for the point about not bringing on unnecessary liability.

I just avoid it as much as possible because it's so unnecessary.