Also, the Resident Manager isn't willing to give us the CC&Rs and House Rules because we aren't actually homeowners yet, so we have to ask the current seller to provide us with the latest versions to verify.

A hardwood type flooring is easier to keep clean and just looks a lot nicer.I would not buy the latest trend in hardwood colors, though. 

The latest quarterly inspection showed - sewage leak in basement- door and window issues- toilet sinking into the floor- weak spot in the roof (leakage)Estimated repairs possibly in the thousands (waiting for a quote).

, to which I followed up with..I've attached a picture of our latest commission check, which has had the administration fee imposed.I would like to advise you that I believe this to be a breach of contract, as I still haven't been contacted by the legal department to be advised of the legality of this, despite having brought it to your attention more than 3 weeks ago.Furthermore, the letter received from Mark Hjelle advising us of the proposed fee estimates the fee at approximately .10 per machine/per day, which should be .10 x 30 days x 4 machines or $12.00.

Next thing I need to address is her latest gas bill which was over $400. 

Here's the latest one we're installing:https://www.lumberliquidators.com/ll/c/pad-Dewy-Meadow-Oak-Engineered-Vinyl-Plank-Flooring-CoreLuxe-RVP4DMO/10045396This one even comes with built-in padding on the back.

By law I can’t charge a late fee until after the 10th of the month, the latest they’ve paid was the 8th.Would you bother offering an incentive (ie no rent increase on next lease term if all payments are made on time during the previous lease term) or just leave them be?

Absolutely STUPID,, so at the least on a 11 month lease, you should have at year end of 2017  have caught the error at the latest. 

What's the latest?

Many say they are the latest and greatest.