Here is a BP blog post I did which explains the first year time and monetary cost for California - in short, its 140 hours get the license and ~$2,000 in dues/fees, plus $137 per lockbox and $500 per transaction, plus continuing education hours.

If he is a really good tenant he will expect nothing, if he is a entitled A hole give him a $5 to shut him up and consider not renewing his lease. 

Hang the curtain with a tension rod- no holes and if they pull it down they can put it back up. 

Hopefully they do the testing before they fill in the holes under the house.

Ceiling tiles has stains and holes etc and walls and doors need to be repainted badly.My question is, would you guys do light rehab on this to make it presentable (lay vinyl on the floors, a coat of paint and new ceiling tiles) knowing that the new tenants may end up doing a lot of TI to suit their own needs and ripping everything up?  

Forgot to mention, the only issue with updating the valve, is the shower will also need to be replaced, because the new valves are not located in the same holes.

Each door has its own key that you give to the tenant (included), then USPS comes and installs their lock in that top hole, which allows the entire front of the unit to hinge open from the bottom for the carrier to toss mail into each of the 3 slots.

I can't ask for more credit than I currently am (bank stipulation).I understand that its more ideal to handle repairs on my end, but it might be a good chance to save myself time effort and money while closing the deal.Specific things I cited during the inspection:-New ceiling in a large back closet-Grading outside the building-Standard slate roof repairs/maintenance to plug existing holes-One of the two units strongly smells like cigarettes and cat urineHow do I write the contract to do these things as extensively and specifically as possible?

There are many rules and regulations concerning this but there are many loop holes also.  

the investing world is littered with investor just as your self who have been wiped out on a project.I understand your new.. and all.. and most folks on BP asking for advice are.but this is a highly risky business.. the business of buying and flipping.you based on your questions are far to Green to really know what to look for or how to protect yourself.If you want to flip houses and your using your own cash and credit.then just buy it yourself... and hire a reputable GC... ( even this has risk ) but you don't need a buinch of mouths at the trough sucking up what little profit there is and potentially leading you down a very dark hole.