He left behind his girlfriend in the apartment and all his stuff except his personal effects and computer.

Except one I can think of right off the top of my head.

Beware of unhappy real estate agents who feel you are eating into their income, and report you to the local real estate licensing commission or board.There is often an exception for small referral fees or rent concessions paid to current tenants for referring new tenants, but that is not available in all states.

The roof was redone in 2009 and the seller have agreed to leave all appliances except the washer and dryer.

Cal -You can associate any number of credit cards and any number of delivery addresses with a single account (so yes, I can place orders for you :).Anything that is marked Prime on the site is free 2-day shipping, no exceptions that I know of.

Homesearch event agreement  says the properties (with exception of recent foreclosures) will be transferred under warranty deed.

He may be the exception, but perhaps you could network with some that might help you out.  

Also, you have referred to the three (3) property Identification Rule, but there are two other rules that taxpayers can use as well: 200% FMV Rule and 95% Exception Rule. 

The carpet is in great shape except for the smell so we would hate to replace it.Jeff

Again, these are generalities and there obviously exceptions to everything.(3)  A 160K house in DFW is likely going to be a larger house, which generally makes a terrible rental.