I had a different 3-way mix previously purchased from another topsoil company that, under the same conditions, did not have these problems (compacting, ponding water) which I demonstrated to the business owner.Due to costs incurred by me to deal with the problem product and schedule delays, I refuse to pay topsoil prices for this fill dirt that I did not agree to or need.  

My wife does not feel that we will get the return, and feels like we should pour the back pad, but the driveway condition should be accepted as-is for the new owners.  

I've found that might be a little too much, but I'm not inclined to change it right now.  6% might be pretty much on target, but it does depend on the location (some areas simply have harsher conditions and also might be more expensive for repairs) and the age and condition of the property.  

have you made any unscheduled visits to assess outside conditions?

However, I did not receive and the tenant does not have any paperwork showing the condition of the property at move-in 2 years ago. 

The leasing is a lot of work, advertising, showing the unit, running application and the credit/background reports, verifying the information, doing the lease signing, etc.The first month's rent does encompass everything to place a tenant we don't break out separate marketing fees, it's an all inclusive fee, the first month's rent.Negotiating is up to you and the PM, where the units are located, their condition and also what services are being offered. 

what's your lease say about this (property maintenance/condition/service calls)

This duplex is currently being rented out, so I'd imagine that it would qualify for conventional lending in as-is condition.

Not unlike builder contracts favor the builder, I want my contracts to have terms and conditions favorable to me, depending on which side of the transaction I'm on. 

I show before/after pictures showing all new flooring, kitchen, baths, etc.You want a good condition rating and don’t assume the appraiser will know that you just replaced the roof, put in new counters, etc.Tell them everything!