Evident that a lot of work went into this, thanks for the guidelines for choosing a market! 

If they are there on trash day, they can just take it out, but if it's a different day we typically pay our cleaner $25 to just put the trash out.Having a checklist for your cleaner is huge, especially asking for photos of the finished product as evidence.

This Landlord is violating the law.I would recommend your colleague research the law online and take a copy to the Landlord as evidence.

Evidence of cats: smell, urine damage, scratching damage on your woodwork and on their furniture, pet hair (look under refrigerator and range and in hvac ducts and filters), broken window blinds, kitty litter box, cat food.... the cat itself! 

I asked the renter to take down the item within 48 hours and provide photographic evidence that he has done so. 

You also want to have evidence they are smoking in the house?   

I have clear, visual evidence of what it looked like before and after so there's no argument.

Just my $.02 If you don't understand, the two things are evident:1.

Va Lender Handbook, Chapter 4 Section 2 (Income) Paragraph O states: Verification: Multi-Unit Property Securing the VA LoanVerify:cash reserves totaling at least 6 months mortgage payments (principal,interest, taxes, and insurance - PITI), and documentation of the applicant’s prior experience managing rental units or other background involving both property maintenance and rental.Analysis: Multi-Unit Property Securing the VA LoanInclude the prospective rental income in effective income only if: evidence indicates the applicant has a reasonable likelihood of success as a landlord, and cash reserves totaling at least 6 months mortgage payments are available.The amount of rental income to include in effective income is based on 75percent of:verified prior rent collected on the units (existing property), or the appraiser’s opinion of the property’s fair monthly rental (proposedconstruction).Note: A percentage greater than 75 percent may be used if the basis for suchpercentage is adequately documented.Verification: Rental of the Property Applicant Occupied Prior to the NewLoanObtain a copy of the rental agreement on the property, if any.Analysis: Rental of the Property Applicant Occupied Prior to the New LoanUse the prospective rental income only to offset the mortgage payment on therental property and only if there is no indication that the property will bedifficult to rent.

So what you want to do is create a bona fide loan under 166 in case it becomes a bad debt loss you can take as a short-term capital loss in the year it becomes worthless.Depending on the amount you may want to make sure that you have evidence of attempt to enforce the obligation on lapse of payment.You want things like:Evidence of indebtedness (written or printed)Interest rate consistent with risk-profileCollateralPayment ScheduleHistory of PaymentEnforcement efforts evidence on non paymentAbility to lend and repayConsistent treatment across tax formsRemove any evidence of there being payment subject to conditions.