A lot of the value you can charge for will be dictated by your local market.For us, with Class B and C assets, we see the most bang for our buck with flooring, appliances, cabinets/countertops, fixtures, and paint.

He can do anything he wants ( as long as there are no laws dictating his billing).   

That will dictate your strategy, not some arbitrary "golden rules."

The surrounding properties should primarily dictate how well you do with your investment.

So, you need to see what laws dictate what you can do.If your lease says you can evict if they don't pay their fees - or the fees are written in such a way that it's part of the lease agreement, and then you can call it a breach of the agreement - then yes, you can evict for non-payment of fees.So, step 1 is to figure out what laws govern your situation.  

I like loans that run almost the regular length of a real estate cycle to give flexibility on when to refi or sale instead of the loan dictating what the owner of the property has to do.With 25 to 30 year amortization you tend to keep more cash flow and then can decide if and when you want to pay down more whereas with a 15 year amortization the real estate might have to run in a (property to perfection) mode to keep servicing that debt. 

so choosing the right cash flow property to begin with is key. and quality of asset usually will dictate consistent rental income. 

Rent increases are normal when the market is dictating higher rents in your area.

I would not allow a renter to dictate how I handle my own property, particularly based on this nonsensical COVID issue.

My two cents are that lifestyle design should dictate your (or anyone’s actions) in this regard.If you want to grow, use leverage.