We pay him 12% markup and I pick out and buy most of the items you can see -- tile, cabinets, vanities, sinks, countertops, appliances, lightening, etc.  

Look up the recent thread on BP where a lady can't get rid of 3 turnkey properties without taking a loss.

Patrick - I realize the other items you mentioned are necessary (water, electricity, trash...).

I've heard people say that they didn't take profits or draw a salary for a very long time.Also with a partner, one of us thought it best to equally put money into an account to pay for start up costs: company filing, marketing, memberships etc. but the other thinks it's best to each pay for different items until we make that first deal, then open an account.

- What items should I add to a standard lease?  

My concern is that it feels unreasonable, almost like a "bait and switch", But I don't want to sustain a rental loss either.Since I can easily find new tenants, and will have little vacant time, is raising it and letting them move if necessary a better tactic than doing a partial increase as consideration fir them as good tenants?

Am not sure how much to charge him for packing and then monthly storage but would like to help out rather than be cold as was the perfect lodger except his DUI past coming back to haunt him.Also renter has asked if his girlfriend can pickup his security deposit after deducting for cleaning and packing, or any of his personal items.

I just finished a year long fight with them last month where they went back to collect taxes from ten years ago from a retired couple that had no idea that the trade show they attended one time and sold a few items at meant that they had earned income in the state and required a tax return.  

But it was built on the fundamental principle that exchanging two items of like kind between two (or more) parties should not be taxed.  

The one couple that did complete apps and paid the fee came back with some troubling items on their credit, so I offered to lease but with 2 months deposit, which I do not think they could cover.