Even if it is NNN, are their certain Capex items that you are responsible for?

I am adding about 20 more this year, but there's one small pocket I'm struggling with the financing on (honestly, due to Huntington Bank dragging their feet on items, etc.), so I'm seeing what other options there may be. 

Per him, Judge will see how unreasonable he has been in his itemized list and not award a windfall anyway. 

Line Item Fee Collected Rents 10% of All Collected Rents New Tenant Search & Onboarding $500 Business Hour Service Calls $80/hour + Materials Cost + Tax After Hour Service Calls $110/hour + Materials Cost + Tax HVAC Cleaning & InspectionGutter CleaningSpring/Fall Exterior CleanupSeasonal Mowing & Weed TrimmingSeasonal Snow PlowingGeneral Contractor Vendor Cost + 10% Oversight Fee

You don't get 100% simply because you replaced the item.

There are state specific items to take into consideration.

(Of course, there is a factor that higher rating will increase my booking but that is not just coming from adding one or two amenities) Besides item 5 and 6, I am not sure how much other items will attract more guests to my business.

In this case, would he actually need to pay any money for the down payment, or does it basically cancel out in the debit/credit line items?

Tenants should pay for that.My lease considered normal to be a few items hung using 1" nails or smaller.

Just clearly state that you supply a starter supply of listed items and you should be fine.