@Kevin C.I read the "De Minimis Safe Harbor Election" allows you to expense everything that's $2500 and under for EACH rental property expense that would normally be depreciated.Refrigerators, oven ranges, washers, dryers etc are all each under $2500.

The as-build from architectural plans normally would not call out the type of Appliances/countertop/ backsplash/ tile/vanity.

With self-showings we would either have to wait right before a tenant moves in to clean... so in essence show a dirty unit (never good) or do what we normally do... clean prior to a showing, only to have to clean it again before tenant move in - because lets face it... just as you mention... no one is going to take off their shoes or care too much about wiping their feet while trudging mud through a clean unit.

Ok so this is normal but as the same time I don't get any weird request.

It normally takes 4-5 weeks to evict a tenant without contest in Santa Clara County. 6-7 weeks if the tenant contests it.It’s a business transaction, and you made a bad decision so pay it up and move on.

Ralph, you beat me to it.  6 months' inventory is normally considered the equilibrium. 

Is it this normal?

In a normal negotiation it is common for splitting the difference back and fourth. 

I think I might have a few people in that post-bidding price range, I'll let their Realtors know if it comes up" is broadly accepted as normal activity (I'm not commenting on what SHOULD be, merely on what IS) unless some sort of confidentiality is specifically requested. 

Tell me what the normal open rate is.All accross the board people talk about 0.5% open rate.