So if the extra room rents 8 out of 12 months the rest of the year is a wash.

Pruning trees, power washing the exterior siding, just little things I'm happy to pay for that might not be 100% "necessary".

Fast forward to last month, my tenant was cleaning and she was washing a few items in the bathtub.  

If you're planning to hold for 10 years or more, those things will probably come out in the wash with a lower rate.

You need to also look for passive income streams , Something like a vending machine or maybe washing machines for students.

I've had the carpets cleaned twice, replaced the washing machine, rewired the dryer, replaced light fixtures, hired pest control services, replaced blinds, realigned door frames, and had multiple calls out to plumbers (some of them frivolous).  

I just figured if I raise rent by 10 percent and lose a month of payment. ..that year is a wash..?

You would never expect your auto lender to come and wash the car for you.  

How much notice has he received and what kind of lease was he on?

People should hold off on going out, avoid crowds, wear protective gear when possible while out in public, wash their hands, use hand sanitizer, work from home whenever possible.