Also, if owner pays any utilities, common area items, lawncare and other related items. 

Gave advice on fixes, offered referrals for contractors, and explained what items were technical fluff vs real issues.

He's got expenses, which isn't broken down by line item.

Teaching a new note investor how to invest in notes is teaching them how to think about notes not what items are on a checklist.   

Expenses are fairly low on the house as I've kept up well over the years and have replaced many CAPEX items already.  

This will help keep your personal items away from anybody that might bring legal action against your company.  

(Aesthetic or critical) could you do without?

You'll need to substantiate all of that with invoices/receipts and attach a statement of safe harbor election with your tax return and then you can fully expense those items the year placed in service. 

@Chris FarrugiaThe roof is a maintenance item, and is expected to be in good shape.  

This is basically to make sure capital items are covered.Also, remember that it is ultimately a lease.