For a whole house rental we leave a box of trash bags under the sink, a backup paper towel roll, 3-4 rolls of TP per bathroom, full jugs of shampoo/conditioner, and basic cleaning supplies. 

I provide shampoo, conditioner, body wash vs. the individual bars now. 

Some maintenance items we do ourselves, such as changing furnace filters, cleaning out dryer vent hoses, and lubricating moving parts.Appliances: Range, Range Hood, Microwave, Refrigerator, Dishwasher, Garbage Disposal, Washer, Dryer, Hot Water Heater, Furnace, Air Conditioner, Attic Fan, Ceiling Fan.

Here is the clause.... perhaps you can amend your lease and/or use it in the future.AIR CONDITIONERS.Tenant agrees to not install or cause to be installed air conditioners without prior written consent of Landlord.

Try calling out the AC company again and complain to them that it's not keeping Room at I would say 72ﾟ I think there's a lot of variables that can stop an air conditioner from being at a certain temperature un less you get a really large unit to compensate what is your tenant wanting it to be at if she wants at 60 degrees she's being unreasonable I think that was nice of you to get an extra air conditioner for her

The houses needed interior paint, a couple of windows needed panes replaced, the air conditioner had been stolen out of it.  

For example, lets say I insure the furnace, hot water heater and air conditioner.

Location, condition, ability to BRRR these are all good things.

Things like a roof, air conditioner will run you big money.  

I'd definitely say you need to plan on additional expenses upfront such as: permitting fees, extra holding time if there are permitting issues, all the little things in the drawers and kitchen etc, hot tub, amenities such as toilet paper, spices, laundry detergent, dish soap, shampoo and conditioner etc. - stuff you need to restock and have on hand.