It costs more if I have him do ceiling in flat white, walls in eggshell beige, and trim and doors in semi gloss white.

Aaron,I haven't located any SE MI portfolio lenders.

(Weird semi off topic rant incoming) Facebook recently decided that I'm a lawyer (wtf???)

I would repaint myself with a washable semi gloss. 

(Ask the title company what grant deed or easement instrument is used there)Easement GrantedExplain the rights of use, unrestricted or get smarter and limit vehicle weight so your neighbor doesn't park a loaded semi on the driveway.

My annual review is extremely thorough, however, I do also have a fairly intensive semi-annual review to make sure that I am on track to reach my goals for that year and make any small needed changes. 

We replaced the microwave because it stated on the lease only because it was old but when we put in a new one we revised the lease and had them sign it that if this microwave breaks THEY will need to replace it, guess what it never broke.We replaced celing fan and sliding door we deducted from their deposit.We never include washer and dryer they need to bring there own.When appliances are broken by tenants we do replace with semi used ones and have them sign a revised lease that they agree to replace if they brake it.

I'm semi retired now, sold a few of my rentals, and the business that's in an LLC, I sold.

Likely there would be zero deposit to return to the tenant.BTW I semi regularly get a threat of suit but so far no one has actually filed suit. 

I get threatened with law suit semi regular, but never get sued (but I do have an umbrella coverage that provides peace of mind).