Since we didn't explicitly call out our definition of "clean" in our lease, and we didn't know the full prior history, to retain our tenant, we agreed to address the issue.So I wanted to ask here, how do you define a clean unit - like are things like window hangings, area behind appliances included?  

Your time here will be well spent.While you wait for a local mentor connection, below is a guide on wholesaling that you can review in the interim.https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/inviteshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Also, when calculating repair costs, you have to add a disclaimer to your marketing because you may have a contractor look at a house and give you estimates based on cheaper quality materials, appliances, or finishes, while your end buyer may spend twice as much to have it look the way he or she wants.

Property assessed clean energy (PACE) is a financing program that provides property with cleaner, more energy-efficient, and more financially-wise material such as LED lights and solar panels.

Like @Ned Carey said it is no uncommon for businesses to reimburse for supplies, but even if you don't do reimburse yourself, buying materials for your business is considered a contribution of capital, no different than the money you put in to start your business, this is a long way of saying your fine don't worry.  

Excellent product and even better support and educational material

There is no educational material or topic concerning seller financing for anyone who takes the RMLO class or exam, nothing is taught concerning seller financing.

What are the theoretical problems that do not materialize in your view?  

However, keep receipts for costs incurred for labor and materials and you can also include a cost for your transportation and time incase she does decide to take this a step further. 

I've had to invalidate my own fair share of Irrevocable Trusts when Settlors begin to try and work around the irrevocable nature of it and try to retain certain powers they should not be exercising.