@Ramsey Howard yes, two important items for what you are describing:1.

The manufacturer of these models also sends two crew members to make connections, and all of the interior items and finishes are pre-installed, and stand tall against code.

By purchasing the borrowers non-attached items we are able to give the borrower a small amount of money AFTER the closing while acting with integrity and within in the law.  

She's resorted to intentionally running up utilities and running the washing machine and dryer for one item.

This will help any personal items away from any leagal suits your company is involved in.I think, eventhough I have never been there, that Central Floride will be a good place to be.

Also, you really should have some cash in reserves to address any bigger ticket maintenance items that may occur after you have a renter in place. 

Do not include them in the calculation for NOI or any other item. 

Occasionally we will get some crazy items returned on an inspection that we will balk at, but for the most part I would say that inspections catch rather mundane items and are usually easy to correct.They should always be encouraging you to get one, they should help to get a full inspection done even with a resident in place and they should be willing to fix most items within reason as rarely are there any crazy items that come up.  

Tread carefully my friend...you may be missing some major items.

The way to finance closing costs is offer aggressively and with FHA you can ask the Seller to pay up to 6% of the sale price for your closing costs & prepaid items like an entire first years worth of home insurance, attorney fee etc.