I insist everything is on writing after negotiation, but everyone's expectations are a little different. 

She didn't do anything malicious to the property when she left ,  in fact she cleaned it before leaving but there were some breakages.Then we found we weren't getting interest at that rent with just the basic cleanup so we made some unplanned upgrades and the new tenant insisted on a washer/dryer before signing. 

I don't see that as an issue at all unless you're renting a lower-quality rental or location.Some people will insist on renting sight unseen and then after moving in they start to complain that the rooms aren't as big as they thought or they want a different neighborhood.

Here's the one I really must insist upon because of one prior guest that almost ruined for everyone: Any noise complaints from my neighbors will incur a $150 fine to my guests.  

I have advised her to notify the landlord of her intent to move, and to threaten legal action over the unlawful entry if her landlord insists on her paying rent through next year, keeping her security deposit or reporting her to the credit agencies. 

Am I being a difficult landlord by insisting he not move in early?

Hi @Orita Issartel,If you are ok with taking ownership of the refrigerator, then In order to (help) avoid an ownership dispute when these tenants move, I would insist that they provide you the original receipt, make sure the refrigerator warranty is registered in your name, and have the tenant sign a sales receipt to you for the refrigerator before you credit their rent or pay them.

I do not care if tenants have renters insurance, I do insist they have liability insurance (1M).

I have one tenant who insists on giving me an extra $30-50/month because he can't seem to remember to pay on the first even though I set up an email reminder for him.

You don't know if they really want to rent, or they live in a tent or his name is Kent...you get the point.Please, if you insist on texting, not while driving :)