Do a regular follow up with the tenant - may be conference call with owner and tenant once a yearIs it fair to ask these items added to agreement?

Some investors will pay $475,000, in auction the wholesalers will try to snatch it for $430,000 (There are all sort of reasons why this happens, maybe it was the last item at the auction and people used cash and bought other items, maybe somebody was a second too late and the auctioneer didnt get their bid - in NY the auction goes SUPER fast) so they buy it for $430,000 and give a check or cash for $43,000 (now they have contract) they reach out to everybody and offer the property for $450,000 so to the investor paying $475,000 $450,000 is a great deal. 

The old lady is a emotional item.

They are more expensive on handyman repairs, but very reasonable when it comes to larger items like water heater, HVAC, where they have connections and do not up-charge me.   

Add this as an item to check during our regular inspection routine2.

What can I write off, how do you show losses?

@Travis Washington let's start with a little math:Rent = $750Vacancy = 5 monthsTotal loss = $3,750If the fence is really the reason, you could have saved $1,250 by installing it five months ago.However, I find it hard to believe your property sat on the market for five months just because of a fence.

Thanks to everyone for the comments and for bringing up some items I had not considered like @Scott Mac with the amp draw for the new larger fridge.A few items to clarify:This is a SFR rental that was gutted and rehabbed soup to nuts so power for a larger fridge is fine.This is in TX and renter supplied washer dryers is common but not much else in the way of appliances.The supplied fridge is only +2 years old.I don't really have a place to put my fridge if the new fridge is moved in being an out of state REI.Tenant is unwilling to leave their fridge even if I give them mine in exchange.Tenant already has blown their deposit on repairs so there is no bargaining there.One idea I had was they could move their fridge in from their storage unit and move my fridge back to their storage unit on their own dime.When they move they either have to move mine back in or leave their bigger fridge.

Thinking best bet is to either wait on close of 2/1 and negotiate a few less for ground floor or wait on appraisal to come back for my refi.Aside from the purchase price, I am trying to make a check list of items we need to address financially so neither of us are getting an unfair deal.

I would recommend finding the remaining life for the big items (roof, hvac, etc) and breaking out the cost needed to replace/repair.