The longer you wait, the more likely you'll get denied.

That's good news, I went through one lender and I wasn't denied but basically they weren't going to entertain me, even after I provided all relevant financial documents. 

When you get caught the lender will deny ever saying anything.

It will become a discussion of State Law vs Federal Regulation, and HUD has been hesitant to reign in the rampant abuse from their poorly-crafted regulation.

This is a statewide issue that seems primarily caused by fraud and abuse.

I don't include a washer or dryer as they are the appliances most prone to abuse and maintenance and when I buy a house with them included I just sell them or give them to the tenants telling them they are theirs to maintain. 

Even after providing comp in the neighborhood of similar units we were still denied. 

If the tenant changes locks, that should be a lease violation that deserves a written warning and a demand for copies of the keys within X days.Based one what you've said, my state laws, and my policies, I would write the tenant a notice that includes the state law and that the Tenant cannot deny entrance, even if they are not home.

These are all great questions I have to ask myself will take sometime before I accept or deny the offer 

I don't think you can justify charging the tenants unless you can identify neglect or abuse.